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HomeMy WebLinkAbout2.0 - 1617 Westcliff Drive Use Permit - PA2015-078 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT May 21, 2015 Meeting Agenda Item 2 SUBJECT: Amendment to Conditional Use Permit for Parking - (PA2015-078) 1617 Westcliff Drive Conditional Use Permit No. UP2015-019 APPLICANT: Shubin & Donaldson Architects Inc. OWNER: BWP Westcliff Associates, LLC PLANNER: Brenda Wisneski, Deputy Community Development Director (949) 644-3297, bwisneski@newportbeachca.gov PROJECT SUMMARY An amendment to a previously approved Use Permit to modify the operational characteristics and floor plan from a neighborhood/family style gourmet market and deli to a full-service restaurant. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-019 (Attachment No. PC1). 1 V� QP �P 1617 Westcliff Drive Planning Commission, May 21, 2015 Page 2 VICINITY MAP JL P P R �XV09SP OVA A r ] . C NORTM L Hmy GP WP SANTIA�� W` cas�awam Owl SLN OVER Park LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial Commercial General Office, Restaurant, GC CG Personal Service NORTH General Commercial L Commercial General Office, Retail, GC CG Personal Service so UTH Mixed Use MU-DW Mixed Use MU-DW Office EAST Residential Medium Residential Medium Residential WEST Residential Medium Planned Community Apartment Com lex 3 1617 Westcliff Drive Planning Commission, May 21, 2015 Page 3 INTRODUCTION Project Setting The subject property is located on Westcliff Drive between Irvine Avenue and Dover Drive. The subject property and adjacent parcels are developed with multi-tenant commercial buildings and shared surface parking in the front and rear of the buildings along Westcliff Drive and Sherington Place. Residential uses are located north and south of the property. The project site includes a multi-tenant building which was constructed in 1965 and includes medical offices and personal service uses. The building is currently undergoing an extensive renovation. The property includes a total of 128 parking spaces which are located to the north, east and south of the building. A drive-through aisle in the north parking lot is shared with the adjacent parking lot to the west. The subject suite is 4,032 square feet in gross floor area and includes an outdoor seating area which is separated from the restaurant by a public walkway easement. On December 4, 2014 the Planning Commission approved Use Permit UP2014-044 to establish a neighborhood/family style gourmet market and deli. The approved restaurant included 1,034 square feet of outdoor seating, 809 square feet of indoor restaurant area, and 1,175 square feet of retail. The floor plan is provided as Attachment PC2. The approval reestablished the allowance of alcohol service (approved in 2002), waived 19 parking spaces and authorized operating hours from 7 a.m. to 10 p.m. Project Description The property owner seeks to amend the Use Permit to accommodate a different restaurant concept. The approved Use Permit was based on a restaurant which focused on lunchtime operations and included dedicated retail and take-out areas. The proposed concept is a full service restaurant with a dinnertime emphasis. The proposed floor plan includes 606 square feet of outdoor seating area and 1,687 square feet of indoor restaurant area. An outdoor bar depicting seven seats and an indoor bar depicting twelve seats are proposed. Previous restaurants at this location included bar areas, but an outdoor bar has not existed. Details of the restaurant concept are presented in the applicant's letter provided as Attachment PC3 and the proposed floor plan is provided as Attachment PCS. Condition of approval #6 requires that any change in operational conditions or modification of approved plans require an amendment to the Use Permit. Because the operational and floor plan changes are significant, a determination of "substantial conformance" with the previously approved Use Permit (UP2014-044) could not be made. Therefore, Planning Commission consideration of an amendment to the Use Permit is necessary. 4 1617 Westcliff Drive Planning Commission, May 21, 2015 Page 4 DISCUSSION The change in operations requires a review of parking demand and neighborhood compatibility. Each is discussed below: Updated Parking Analysis The previous restaurant concept included a retail and take-out component which create a different parking demand as compared to restaurants. Approval of Use Permit UP2014-044 was based on a Parking Demand Analysis (December 1, 2014) which utilized a shared parking methodology. The Analysis concluded that there would be a parking deficiency of 10 spaces. Parking for a full-service restaurant, as proposed, is based on the net public area of the use. The revised parking analysis concludes that the modified restaurant will have similar parking demand as the previous use. See Attachment PC4. Therefore, the results of the study are the same. Therefore, no further action is required related to the adequacy of the parking. Neighborhood Compatibility The proposal is to operate a full-service restaurant which includes a bar area in both the outdoor and indoor areas and a greater focus on evening operations. The restaurant hours will be limited to 7 a.m. to 10 p.m. Live entertainment and outdoor sound amplification are prohibited. Therefore, the general operation of a restaurant and outdoor seating area would be compatible with the neighborhood. Dedicated bar areas are permitted within a full service restaurant. However, the activities associated with bar areas have the potential to create higher noise levels as compared to restaurants without bars. The restaurant and outdoor seating area fronts Westcliff Drive. Residential uses are located on the other side of Westcliff Drive, approximately 150 feet from the outdoor seating area. The subject parking lot and the 4-lane roadway separate the uses. The outdoor area is bordered by a low wall and planter. There are no other outdoor seating areas in the project area, therefore, the ambient noise in the evenings is likely generated from the roadway. The outdoor area is divided by a dedicated public access way. This area is required to remain unobstructed by restaurant furniture as well as activities. The bar area is immediately adjacent to the public access way. Congregation of patrons at the bar area has the potential to encroach into the accessway and create the perception that this area is part of the restaurant. Due to the potential for increased noise levels to nearby residential uses, it is recommended that the outdoor bar be removed from the floor plan. Instead, additional seating may be established and patrons could be served alcohol from the inside bar. 1617 Westcliff Drive Planning Commission, May 21, 2015 Page 5 Use Permit Findings In accordance with Zoning Code Section 20.52.020.F (Conditional Use Permits and Minor Use Permits, Findings and Decision), the Planning Commission must make the following findings for approval for a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. 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, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The restaurant is within the General Commercial (GC) General Plan land use category and Commercial General (CG) Zoning District. Full-service restaurants have operated at the location since 2002 without concerns from the neighborhood, Code Enforcement or the Newport Beach Police Department. With the removal of the outdoor bar and compliance with conditions of approval tailored to address potential impacts of full- service restaurants, the findings for the Use Permit can be satisfied as detailed in the draft resolution. Alternatives The following alternatives are available to the Planning Commission should they feel the facts are not in evidence of support for the project application: 1. The Planning Commission may suggest specific operational changes that are necessary to alleviate any concerns. If any additional requested changes are substantial, the item could be continued to a future meeting. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission seeks to approve the outdoor bar, it is recommended that a 6-foot high plexiglass wall be located within the planter area to reduce noise from the patio area. 3. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial. Denial of the application would maintain UP2014-004. 1617 Westcliff Drive Planning Commission, May 21, 2015 Page 6 Environmental Review The project is categorically exempt under Section 15301 Class 1 (Existing Facilities) of the State CEQA (California Environmental Quality Act) Guidelines, in that the project is an amendment to a use permit to extend the operating hours of an existing restaurant. 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) and posted on the subject property at least 10 days before the scheduled meeting, 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. Prepared/Submitted by: & - C3��� *rn snes i,r ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Previously Approved Floor Plan (gourmet market and deli concept) PC 3 Applicant's Letter PC 4 Updated Addendum to Westcliff Plaza Parking Study PC 5 Project Plans V� QP �P g Attachment No. PC 1 Draft Resolution with Findings and Conditions 9 V� QP �P 20 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2015-019 AMENDING THE OPERATIONAL CHARACTERISTICS AND FLOOR PLAN OF AN EATING AND DRINKING ESTABLISHMENT AT 1617 WESTCLIFF DRIVE (PA2015-078) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Shubin + Donaldson Architects, Inc., representing the BWP Westcliff Associates, LLC, with respect to property located at 1617 Westcliff Drive, and legally described as TR 4225 Lot 7 all -ex nwly 80 ft- and nwly 55.98 foot Lot 8, to modify the operational characteristics and floor plan of an eating and drinking establishment. 2. The applicant requests an amendment to Use Permit No. UP2014-044 to modify the operational characteristics and floor plan. The approved establishment offered a combination of restaurant, take-out and retail uses focused on daytime operations. The proposed concept is a full service restaurant which caters to dinnertime activities. 3. The subject property is located within the General Commercial (GC) General Plan Land Use Element category and Commercial General (CG) Zoning District. 4. Use Permit UP2002-025 was approved in 2002 and permitted an Eating and Drinking Establishment, authorizing the sale of alcoholic beverages and approval of a parking waiver. To mitigate increased parking demand, the project was conditioned to limit restaurant operations between 11:00 a.m. and 3:00 p.m. 5. Use Permit UP2014-044 was approved on December 4, 2014 to eliminate the condition which prohibits operations between 11:00 a.m. and 3:00 p.m. This approval was based on a Shared Parking Analysis, dated December 1, 2104 and prepared by Linscott Law & Greenspan, on behalf of the applicant, to determine the specific parking needs of the mixed use center and proposed restaurant. 6. An Addendum to the Westcliff Parking Study, dated April 16, 2015, demonstrates that the change in operations produces similar results as the previous concept and there is no increase in parking demand. 7. A public hearing was held on, May 21, 2015, in the Council Chambers 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 Planning Commission at this meeting. 11 Planning Commission Resolution No. Page 2 of 11 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Section 15301, Class 1 (Existing Facilities) 2. The proposed project involves the minor alteration of an existing structure, with no additional square footage, and negligible expansion of an existing use. Therefore, the interior use, outdoor dining patio qualify for a categorical exemption under Class 1. SECTION 3. REQUIRED FINDINGS. The establishment operates pursuant to Use Permit No. UP2014-44 (as approved on December 4, 2014). The request to modify the operational characteristics and floor plan are substantial changes that require an amendment to the existing conditional use permit. In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1. The restaurant and its associated operating hours and parking requirements are consistent with the General Commercial (GC) land use designation of the General Plan. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Eating and drinking establishments are expected in this area and are complementary to the surrounding commercial and residential uses. 2. The project site is not located within 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. Eating and drinking establishments with no late night hours require the approval of a minor use permit within the Commercial General (CG) Zoning District. Use Permit 10-15-2013 12 Planning Commission Resolution No. Page 3 of 11 UP2014-044, as approved by the Planning Commission, authorized establishment of the restaurant. 2. Modifying the restaurants operation to a full service establishment is consistent with the previous approved concept and there would be no increase in parking demand. Therefore the project is consistent with the previously approved use permit (UP2014- 044). Finding: C. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. A restaurant has operated at this location since 2002. Previous restaurants operated traditionally with a full-service bar and did not generate concerns within the surrounding neighborhood. The proposed restaurant, with the removal of the outdoor bar, is consistent with the previous operations. Therefore, the use is compatible with the uses in the neighborhood. 2. The restaurant would operate from 7:00 a.m. to 10:00 p.m., daily, which is not considered 'late", as defined by the Municipal Code, and is appropriate for the neighborhood. 3. The proposed use will not require high levels of lighting or illumination and all outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070 (Outdoor Lighting). 4. The requested changes to the restaurant operation are not expected to result in an increase in trash collection activities. A condition of approval has been included requiring the trash to be kept within the existing trash enclosure, except during collection. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The restaurant is located in an existing multi-tenant building with access provided from two roadways. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 10-15-2013 13 Planning Commission Resolution No. Page 4 of 11 2. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. 3. The site includes 128 parking spaces. The Parking Demand Analysis prepared for the project forecasts, at full occupancy, the development would generate a parking demand of 138 parking spaces during the peak hour of 11:00 a.m. However, based on existing parking counts and parking estimates for vacant suites, the actual parking demand is less than forecasted, therefore adequate on-site parking is likely. 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, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The exterior upgrades and renovations to the existing building would have a positive impact to the surrounding neighborhood. 2. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The limited hours reduce impacts to residential uses nearby and adequate parking is provided on-site, per the Parking Demand Analysis. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment surrounding residents. 3. The use authorized by this permit is not a bar, tavern, cocktail lounge, nightclub or an establishment where live entertainment, recreational entertainment or dancing is permitted. Prohibition of live entertainment, recreational entertainment or dancing will minimize potential land use conflicts, nuisances, and police intervention. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2015-019 (PA2015-078), 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 after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance 10-15-2013 Planning Commission Resolution No. Page 5 of 11 with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. Conditional Use Permit No. UP2015-019 (PA2015-078) replaces and supersedes Use Permit No. UP2014-044, which upon vesting of the rights authorized by this application, shall become null and void. PASSED, APPROVED AND ADOPTED THIS 215' DAY OF MAY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chair BY: Jay Myers, Secretary 10-15-2013 Z.�J Planning Commission Resolution No. Page 6 of 11 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 issuance of a building permit, the floor plans shall be updated to remove the bar shown in the outdoor patio area. 3. Use Permit No. UP2015-019 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity, or if the property is operated or maintained so as to constitute a public nuisance. 7. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 8. Prior to certificate of occupancy for the restaurant, the applicant shall submit to the City for approval the finalized tenant mix for the center for each suite. The tenant mix of the center shall be substantially consistent with the assumptions presented in the Parking Demand Analysis, dated April 16, 2015 and prepared by Linscott Law & Greenspan. Uses may be changed in the future, provided they do not increase the overall parking demand of the center. 9. 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. 10. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10-15-2013 10 Planning Commission Resolution No. Page 7 of 11 11. The hours of operation for the restaurant shall be 7:00 a.m. to 10:00 p.m., daily. 12. The existing parking lot shall be maintained with approved traffic markers or painted white lines not less than four (4) inches wide. No less than 128 parking spaces shall be provided on-site, all spaces shall be accessible and useable for vehicular parking at all times for all on-site tenants. Parking spaces shall not be assigned for the exclusive use of a particular tenant. 13. 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 must comply with the requirements of this section within 180 days of 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. 14. The Use Permit continues to authorize the use of a Type 47 alcoholic beverage license issued by the California Board of Alcoholic Beverage Control. This license allows for full alcohol service for on-site consumption only and only in conjunction with the service of food as the principal use of the facility. 15. All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 16. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) of the Newport Beach Municipal Code. 17. No outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the restaurant facility. 18. Full menu food service items shall be available for ordering at all times that the restaurant establishment is open for business. 19. Construction activities shall comply with Section 10.28.040 (Construction Activity- Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities between the hours of 7:00 a.m. and 6:30 p.m. 10-15-2013 27 Planning Commission Resolution No. Page 8 of 11 Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 20. All mechanical equipment and trash areas shall be screened from adjoining streets. 21. All outdoor storage shall conform to the standards of Section 20.48.140 (Outdoor Storage, Display, and Activities). Storage outside of the building shall be prohibited, with the exception of the required trash container enclosure. 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, which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 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. Trash receptacles for patrons shall be conveniently located inside of the establishment or within the outdoor seating area. 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. 25. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community Development Director, and may require an amendment to this Use Permit. 26. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment surrounding residents. 27. A copy of this resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 28. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the 10-15-2013 12 Planning Commission Resolution No. Page 9 of 11 approved elements such that they are readily discernible from other elements of the plans. 29. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the 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 the City's approval of the Westcliff Conditional Use Permit including, but not limited to, Conditional Use Permit No. UP2015-019 (PA2015- 078). 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, the 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 the 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. 30. There shall be no live entertainment or dancing allowed on the premises. 31. Strict adherence to maximum occupancy limits is required. 32. 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. 33. Areas or rooms with occupant loads of more than 50 persons will require two exits. Exits must be arranged as per California Fire Code Section 1015.2.1. 34. All cooking areas shall provide a Type I hood and an automatic fire extinguishing system. 35. Portable propane heaters shall be prohibited on the outdoor patio. Natural gas or electric heaters are allowed if installed per their listing and the California Electrical or Plumbing Code. 36. 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. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 37. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 10-15-2013 29 Planning Commission Resolution No. Page 10 of 11 38. 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. 39. If required, a grease interceptor shall be installed prior to the establishment opening for business to the satisfaction of the Building Division. 40. A covered wash-out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Community Development Director and Public Works Director in conjunction with the approval of an alternate drainage plan. 41. All improvements shall be constructed as required by Ordinance and the Public Works Department. POLICE DEPARTMENT 42. The approval of Minor Use Permit No. UP2015-019 does not permit the restaurant 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. 43. Food service from the regular menu shall be available to patrons up to thirty (30) minutes before the scheduled closing time. 44. Alcoholic beverages shall only be served and consumed inside the subject establishment. 45. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed. 46. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 47. 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. 48. The quarterly gross sales of alcoholic beverages shall not exceed 30 percent of 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. 49. 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 10-15-2013 20 Planning Commission Resolution No. Page 11 of 11 service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 50. Strict adherence to maximum occupancy limits is required. 51. All persons 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. 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. 52. Alcoholic beverages shall be sold with food, and not sold separately. 10-15-2013 �2 V� QP �P Attachment No. PC 2 Previously Approved Floor Plan (gourmet market and deli concept) 23 V� QP �P SII I 12 13 14 15 16 17 18 19 VV-TFF O of I- 0 c ODo 00p0 RESTUARANT/PUBLIC= 1,299 SF 00� 0000 RESTUARANT/PUBLIC= 1,015 SF RESTUARANT/PUBLIC-525 SF � PLANTER RESTUARANT/PUBLIC= 1,034 SF \ RESTUARANT/PUBLIC= 160 SF D RESTUARANT/PUBLIC=448 SF D OUTDOOR DINING AREA 599 S.F. (E)PLANTER— - — — — — — -f I II ' III I - - I I i I I III i UP , PEDESTRIAN EASEMENT -- - - �— — — , - - — — K ,' III O UP IIII O OUTDOOR DINING AREA OUTDOOR DINING AREA 215 S.F. 220 S.F. PLANTER I � � FuP FYI I I I I I Y III GRAB-N-G0337 S. O O 112 DINING RM MARKET AREA Y O OO O O O IIII I i I t INDOOR DININ AREA r - O 1605 L OO CHEESES uP — ,0— z LU RETAIL AREA � DIN LL Lu a � O I IIII II w Q RESTAURANT 112 53 S.F. DN d 1299 S.F. PRODUCT SHELVIN - KITCHEN — — �. A Fr — 7 — € w� S [r- - co ° ` o F UP — — _ — — _ F FRONT KITCHEN SCULLERY — MEN IL KITCHEN OFFICE \-LOCKERS O 111 448 S.F. 1015 S.F. OM MEN WALK-IN DRY STORAGE COOLER I I O � I � O �O GAME RM WOMEN I I III PREP KITCHEN STORAGE O O IIII _ Z„0A� O - i; OFFICE } — O - t — O III I BLOCKED 2 WAT= - DOOR 1- - STORAGEI 1617 WESTCLI FF II NEWPORT BEACH, CA JOB NO.1380 111 RECEPWAITING — qAREAL SANTA BARBARA OFFICE STEP UP EXAM 114 GYM AREA — r L 3890 LA CUMBRE PLAZA LANE STE.200 SANTA T[05j 682RT000CA 93105 —31I I,�y,-, , F( CULVER CITY OFFICE RETAILB 111 _ RETAIL7CUL WILLATERCIT AVENUE SHUBIN DONALDSON C_ HITECTS INC . T[301204I06&EA9ozaz F[3101204-0219 H 9/30/2014 9:50:18 AM I I EXAM EXAM OFFICE O q DDNq� F Its H 1777777771 Ll — — — — Q `. DRAWN BY:Author — I o \ /L,///7 UP UP * x No.c19207 e 30, _ _ Y _ C W ,0p0 000 0 0 O0 A T� REED ATE �OCONDITIONAL USE PERMIT D F AMENDMENT 0GG0G0G0G0 0 0 "INC. 0 O 0O0O O O O O0O O 0O O OoO0O 0O 0 000O 0 0 O,060 0, 0 00000 o0e0O D D�0 G o 0 0 0 OWNERAPPROVALO 0GO 0do0pO , p , 00p000000OOdO 0 "o O0 0O. OO 00 0 O O00 , o0 O000000 O0 O 0,0, '000 0,0 All ideas,designs,and plans indicated or represented by these drawings are owned by and are property of Shubin+Donaldson Inc.and were created and developed for use in connection with the specified project. None of such ideas,designs,or plans shall be used for any purpose whatsoever without the written permission of Shubin+Donaldson Inc. 0 Shubin+Donaldson Inc. REV.# DATE DESCRIPTION CUP =4 N EXISTING LEVEL 1 PLAN LEVEL 1 FLOOR PLAN (E) AND PROP. RESTAURANT PLAN SCALE: 1/8"= 1r—I)" SCALE: 1/8" = V-10I C��' QP �� ��,P �� P�. O� �� ���� 2� Attachment No. PC 3 Applicant's Letter 2� V� QP �P �g PLANNING PERMIT APPLICATION Address: 1617 Westcliff Drive, Newport Beach, CA APN: 117-631-19 Burnham-Ward Properties (applicant) requests an Amendment to Resolution No 1964 and specifically Condition of Approval Item #6 pertaining to "change in operational characteristics or modifications to the approved plans". The applicant has entered into a lease with a new operator that differs operationally for the concept previously approved. The new concept is a full service concept with less retail emphasis and more dinner time emphasis. Owner has prepared a revised parking study that models the new operating characteristics, which are described below. The new restaurant will be Cafe Gratitude Newport Beach. Cafe Gratitude is a collection of 100%organic restaurants that specialize in gourmet plant-based cuisine.The menu and environment is designed to support health and sustainability for both the community and the planet. Dishes are composed of real, organic ingredients from sustainable sources. The restaurant works closely with local farmers to serve produce at its peak of freshness with deference to seasonality. Daily operations are conducted according to the principle of"Sacred Commerce," whereby guests are offered both healthy food and a healthy ambiance that encourages them to view their lives from a perspective of gratitude. Originally founded in 2004 in San Francisco,Cafe Gratitude currently has six locations in downtown and mid-town Los Angeles,Venice Beach,Santa Cruz, Berkeley, and Kansas City, Missouri. Cafe gratitude has won countless awards and accolades from the Los Angles culinary community including LA Weekly's Reader's Choice 2014: Best vegan Restaurant; Conde Nast Traveler Online: Best Vegan and Raw Food; LAist Best Vegan Restaurant; CBS Online: Best Vegetarian Sandwiches in L.A. Cafe Gratitude Newport Beach will be the ultimate Cafe Gratitude location. The restaurant will be bright and welcoming, a reflection of the community-oriented ethos behind the restaurant.The design will cultivate a calming, relaxing environment to gather for an inspiring meal. Attached is our parking study that supports the modification in the restaurant design from a parking perspective. In addition to the proposed use more closely resembling the prior restaurant characteristics, it also addresses an overriding request from the local community to attract an operator more focused on dinner time offerings. 17th street/Westcliff Drive features an abundance of lunch oriented quick serve concepts but not many upscale full service choices that are dinner focused.The proposed use addresses that need with a proven operator. This emphasis on dinner time also compliments the use characteristics of the subject building's office and medical tenants who, on the most part,will be closed after 5:00 pm and on weekends. �9 V� QP �P 30 Attachment No. PC 4 Updated Addendum to Westcliff Plaza Parking Study 31 V� QP �P April 16, 2015 Engineers&Planners Traffic Transportation Parking Mr. Bryon Ward Linscott taw& Burnham-Ward Properties Greenspan,Engineers 1100 Newport Center Drive, Suite 200 2Executive Circle Newport Beach, CA 92660 Suite 250 Irvine,CA 92614 999.625.6175 y LLG Reference No. 2.14.3523.1 949.0.6173 www.11gengineers.com Subject: Updated Addendum to Westeliff Plaza Parking Study Pasadena Newport Beach, California Irvine San Diego Dear Mr. Ward: Woodland Hills As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Updated Supplemental Parking Demand Analysis for Westcliff Plaza located at 1617 Westcliff Drive in the City of Newport Beach. This letter has been prepared to address recently-proposed floor plan refinements at the site, and is intended as an addendum to our prior submittal, dated December 1, 2014. That prior submittal was extensively evaluated by city staff as part of the Project review and approval by the Planning Commission of the City of Newport Beach. The methodology and procedures within this letter report are consistent with those presented in the December study. It is our understanding that the previously-expected tenant mix represented in our prior study is to remain unchanged, except that a different restaurant tenancy is proposed for Suite 112/121. Additionally, the current plan calls for the removal of 1,020 SF of existing mezzanine/attic storage space. The now-proposed user within Suite 112/121 plans to operate as a traditional restaurant. Briefly, we conclude that this update produces very similar results to our prior study, and that the small variations are not significant. Philip M.Linscott,PE(I M4 anol Jack M.Greenspan,PE mn.l PROJECT LOCATION AND DESCRIPTION William A.Law,PE Met) Paul W.Wilkinson,PE Westcliff Plaza is an existing two-story, mixed-use building. The future tenancy plan John P.Keating,PE David S.Shander,PE of the building is similar to its current and former uses, which include a mix of retail, John A Boarman,PE medical/dental office, restaurant/food service and fitness space. As compared to our Clara M.Look-Jaeger,PE Richard E.Sarreeo,PE Keil D.Maberrg PE M Company founded IM December analysis, the current proposal removes the 1,020 SF of mezzanine/attic space, and updates the space plan for Suite 112/121 to reflect a typical restaurant use. Based on the floor plan by Shubin + Donaldson Architects (dated April 14, 2015) the restaurant now consists of the following: 1,145 SF of indoor restaurant/public area • 542 SF of indoor seating area • 345 SF of restroom area 1,156 SF of kitchen area • 259 SF of restaurant non-public area 606 SF of outdoor seating area. As in our prior study, the current and proposed parking supply for the site consists of 128 spaces. Table I presents the proposed tenant mix for the overall project which eliminates any reference to mezzanine/attic storage space. Please note that the removal of the mezzanine does not change any other elements of the overall building square footage. Figure I presents the now-proposed restaurant floor plan for Suite 112/121. Table 2 highlights the components within Suite 112/121. SUPPLEMENTAL SHARED PARKING ANALYSIS Shared Parking Analysis Table 3 presents the weekday parking demand profiles for Westcliff Plaza based on the shared parking methodology and City of Newport Beach practices in applying ULI procedures. The forecast assumes full occupancy of the site and includes the proposed mix of uses. It varies from our prior submittal only for the updated restaurant proposal for Suite 112/121, and removal of mezzanine/attic storage space. Review of Table 3 indicates that the future full occupancy weekday peak parking demand will occur at 11:00 AM, with a peak "design level' demand of 138 spaces. Based on the parking supply of 128 spaces, the peak demand hour on a weekday will result in a theoretical shortfall of 10 spaces in that one hour. Theoretical shortfalls (based on the City methodology) are also indicated for the 10:00 AM hour (5 spaces) and the 1:00 PM hour(8 spaces). The updated 11:00 AM and 10:00 AM values match our prior analyses exactly, which also concluded a 10-space shortfall in the peak hour, and a 5-space shortfall at 10:00 AM. This update reveals a one-space improvement (versus the prior study) in the 1:00 PM hour, which indicated a 9-space shortfall. 3.4 Although the updated parking demand values throughout the day vary slightly from the prior study, the updated results are very similar, and the differences can be considered insignificant. In addition, the overall peak parking demand is consistent with the finding presented in our prior analysis. Appendix A contains the shared parking analysis calculation worksheets for the weekday parking scenario. All of these worksheets reflect applicable City Code ratios and the City's conservative approach to shared parking evaluation. Existing Plus Shared Parking Analysis Table 4 updates our prior analysis and carries over the prior profile of the actual, field study-based, existing project-only parking demand for each hour observed. To this actual profile, it adds demand for other future tenancies as previously studied, and further adds the updated restaurant information. As presented in Table 4, the updated forecast peak parking demand, at full site occupancy, would total 120 parking spaces at 11:00 AM on a typical weekday, which results in a minimum functional surplus of 8 spaces. This is a slight variation from our prior analysis, which concluded a 10- space surplus at 11:00 AM. Although this differs slightly from the prior findings, the updated results are very similar, and will continue to forecast a functional surplus. Based on our experience, the application of the existing surveyed demand plus shared parking approach summarized in Table 4 is believed to be the most appropriate in evaluating the parking supply-demand relationships for the Westcliff Plaza project. Based on these updated findings, we again conclude that there would be adequate parking to accommodate full site occupancy to include the updated Suite 112/121 restaurant tenancy and removal of the mezzanine/attic storage space. Appendix A presents the existing and proposed tenant mix used as basis for this study. S5 Mr. Bryon Ward LINSCOTT April 16, 2015 Page 4 We appreciate the opportunity to prepare this updated analysis for Westcliff Plaza. Should you have any questions or need additional assistance, please do not hesitate to call us at(949) 825-6175. Very truly yours, Linscott,Law& Greenspan,Engineers Paul W.Wilidtison,P.E. Principal JAG _ Shane S. Green,P.E. Transportation Engineer H D:'\3?I p11J3�^_z-R..¢lili Yla:n.P' �.I•aii P.e h\R_pun\3i� Vve.IcGfi'PIam AJJIndinn 4-14-ISdoe �+G - -- ....... ------------- - ----------tj------ --- �• - •, RESTAURANT+NON PLBLIC•MSF _ wmaaxpxlxa rAea euas, RESTAURANTrPLBLIC•1,NSSF ' 'I KITCIEN-I JW SF •---i1-' Mll) RDINNOAREA - 90a SF INDOOR DINING AREA= 5/2 SF _} REVTR S• WSF j lid PEDESTRIAN PATH= ----- n z I II I I N nwaA I I I I III I I i r • I w000x axlxorlml,. I I I e — I l N 1, M — L xau� uxFe•. E _s 7�7 �. . 0 a Y ix r c x a1 3 r� N a 4 I i _____________________ __ ____ I o N n / SOURCE: SHUBIN + DONALDSON ARCHITECTS q RESTAURANT PLAN DATED APRIL 14, 2015 FIGURE MNO SCALE 1 UPDATED RESTAURANT FLOOR PLAN WESTCLIFF PLAZA, NEWPORT BEACH 3� TABLE'I BUILDING SUMMARY/TENANT MIX AT FULL FUTURE OCCUPANCY WESTCLIFF PLAZA Suite Tenant Land Use Parking Ratio Applied Building Size(SF) 206-214 Newport Heights Medical-Dr Dubrow and Dr Forman Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 5,298 SF 106 Newport Bluffs Surgery Center Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 2,176 SF 200/201 Brite Smile Dental-J Foster Weems,DDS Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 2,171 SF 204 Aspen Dental-Brian Ley,DDS Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 1,752 SF 205 Back to Basics health-Chiropractor Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 2,458 SF 202 Newport Permanent Make-Up- Deborah Miller Grandfathered Medical/Dental Office 4 spaces per 1,000 SF 464 SF Total 14,319 Sf 203 Alysia Borgman,DDS Medical/Dental Office 5 spaces per 1,000 SF 932 SF Total 932 Sf 100B LOFS Hair Salon Retail 4 spaces per 1,000 SF 2,524 SF 105 Vacant Retail 4 spaces per 1,000 SF 679 SF 114 Vacant Retail 4 spaces per 1,000 SF 1,063 SF Total 4,266 SF 100A LOFS—Juice Food and Beverage 5 spaces per 1,000 SF 995 SF 103 LOFS -Coffee Food and Beverage 5 spaces per 1,000 SF 1,373 SF Total 2,368 SF 107/109/111 Ra Yoga Grandfathered Personal Enrichment Studio 4 spaces per 1,000 SF 2,316 SF Total 2,316 SF 112/121 Proposed Restaurant! Restaurant Varies; see Footnote [2] 3,447 SF' Total 3,447 SF This proposal tenancy,replacing a vacant restaurant use,is the focus of the Amendment to the Use Permit UP2002-025. 2 For the purpose of these calculations the space/tenancy has been interpreted to include 1,687 SF of interior restaurant use and 1,760 SF of amenities(restroom,back of house food preparation and non-public restaurant area). s8 TABLE 2 SUITE 1121121 PROJECT DESCRIPTION WESTCLIFF PLAZA Building and Patio Square Footaee Indoor Seating Area 542 SF Indoor Restaurant/Public Area 1,145 SF Restrooms 345 SF Restaurant/NonPublic 1,415 SF Total Restaurant Size 3,447 SF Outdoor Seating Area 606 SF Square Footage Assumptions for Parking Calculation Purposes Restaurant Use(542+1145+606=2293 SF) 2,293 SF 25%Reduction For outdoor seating area([542+11451*.25 =422 SF) -422 SF Net Restaurant Area 1,871 SF SJ V� QP �P �o TABLE 3 WEEKDAY SHARED PARKING DEMAND ANALYSIS3 WESTCLIFF PLAZA Food Service Personal Personal Medical/Dental Medical/Dental Land Use (proposed) 'Ihrichment/ Retail Shoe Office(Suite Office(excludes Yoga Studio 203) Suite 203) Size 1.871 KSF 2.316 KSF 4.266 KSF 2.368 KSF 0.932 KSF 14.319 KSF Total City Code[11 25.0 /KSF 4 4.0 /KSF 5.0 /KSF 5 /RSF 4 /]KSF Gross 47 Spc. 9 Spc. 17 Spc. 12 Spc. 5 Spe. 57 Spc. 147 Parking Supply Spaces Shared 128 Spaces Number of Number of Number of Number of Number of Number of Parking Surplus Time ofDay Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 14 7 0 4 0 0 25 103 7:OOAM 25 4 1 7 0 0 37 91 8:OOAM 30 4 3 8 4 45 94 34 9:OOAM 36 7 7 10 5 53 118 10 10:OOAM 41 7 12 11 5 57 133 (5) 11:00 AM 43 7 15 II 5 57 138 (10) 12:00 PM 47 6 16 12 3 30 114 14 1:00 PM 43 7 17 11 5 53 136 (8) 2:00 PM 27 7 16 7 5 57 119 9 3:00 PM 23 7 16 7 5 57 115 13 4:00 PM 23 7 16 7 5 53 111 17 5:00 PM 37 8 16 10 4 49 124 4 6:00 PM 39 9 16 10 3 38 115 13 7:00 PM 39 8 16 10 2 17 92 36 8:00 PM 39 7 14 10 0 9 79 49 9:00 PM 30 6 9 8 0 0 53 75 10:00 PM 27 3 5 7 0 0 42 86 11:00 PM 25 1 1 6 0 0 33 95 12:00 AM 12 0 0 4 0 0 16 112 Notes: [1] Parking rates for all land uses are based on City Code and(lrandfathered Code. s Source: ULL-Urban Land Institute 'Shared Parking,"Second Edition,2005. �2 TABLE 4 WEEKDAY SURVEYED PLUS SHARED PARKING DEMAND ANALYSIS 4 (EXISTING COUNTED DEMAND PLUS SHARED PARKING FOR VACANT USES) WESTCLIFF PLAZA Personal land Use Food Sersice Enrichhmenmen Retail Coffee/Juice Medical/Dental Medical/Dental General Office (Proposed) yoga Studio Shop Office Office Size 1.871 KSF -0.194 KSF 4.266 KSF 2.368 KSF 4.147 KSF -0.260 KSF -1.222 KSF City CodellI Existing 25.0 /KSF 4 4.0 /KSF 5.0 /KSF 5 /KSF 4 /KSF 4 /KSF Gross parking 47 Spc. -1 Spc. 17 Spc. 12 Spc. -21 Spc. -1 Spc. -5 Spc. Parking Supply Spaces Demand Shared 128 Spaces Number of Number of Number of Number of Number of Number of Number of Number of Parking Surplus Thor of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 6 14 (1) 0 4 0 0 0 23 105 700 AM 16 25 0 1 7 0 0 (2) 47 81 8:OOAM 25 30 0 3 8 (17) (1) (4) 44 84 9:00 AM 49 36 (1) 7 10 (20) (1) (5) 75 53 IO:OOAM 72 41 (1) 12 II (21) (1) (5) 108 20 11:00AM 79 43 (I) 15 11 (21) (1) (5) 120 8 12:00 PM 61 47 (1) 16 12 (11) 0 (5) 119 9 1:00 PM 62 43 (1) 17 11 (20) (1) (5) 106 22 2:00 PM 62 27 (1) 16 7 (21) (1) (5) 84 44 3:00 PM 62 23 (1) 16 7 (21) (1) (5) 80 48 4:00 PM 62 23 (1) 16 7 (20) (1) (5) 81 47 5:00 PM 47 37 (1) 16 10 (18) (1) (3) 87 41 6:00 PM 37 39 (1) 16 10 (14) (1) (1) 85 43 7:00 PM 27 39 (1) 16 10 (6) 0 (1) 84 44 8:00 PM 17 39 (1) 14 10 (3) 0 0 76 52 9:00 PM 6 30 (1) 9 8 0 0 0 52 76 10:00 PM 0 27 0 5 7 0 0 0 39 89 1 h00 PM 0 25 0 1 6 0 0 0 32 96 12:00 AM 0 13 0 0 4 0 0 0 17 111 Notes: [l) Parking rates for all land uses are based on City Code and Grandfathered Code, 4 Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. APPENDIX A ULI SHARED PARKING CALCULATION WORKSHEETS 4s SHARED PARKING ANALYSIS 44 Appendix Table 1 FOOD SERVICE PROPOSED WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use FOOD SERVICE PROPOSED Size 1.871 KSF Pkg Rate[2[ 25.0 /KSF Gross 47 Spaces Spaces 40 Guest Spe. 7 Emp.Spc. Shared 'Time % Of #Of % Of #Of Parking of Day Peak[3[ Spaces Peak[3[ Spaces Demand 6:00 AM 25% l0 50% 4 14 7:00 AM 50% 20 75% 5 25 8:00 AM 60% 24 90% 6 30 9:00 AM 75% 30 90% 6 36 10:00 AM 85% 34 100% 7 41 11:00 AM 90% 36 100% 7 43 12:00 PM 100% 40 100% 7 47 1:00 PM 90% 36 100% 7 43 2:00 PM 50% 20 100% 7 27 3:00 PM 45% 1 18 75% 5 23 4:00 PM 45% 18 75% 5 23 5:00 PM 75% 30 95% 7 37 6:00 PM 80% 32 95% 7 39 7:00 PM 80% 32 95% 7 39 8:00 PM 80% 32 95% 7 39 9:00 PM 60% 1 24 80% 6 30 10:00 PM 55% 22 65% 5 27 11:00 PM 50% 20 65% 5 25 IL-1100 AM 25% 10 35% 2 12 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. Appendix Table 2 PERSONAL ENRICHMENT/YOGA STUDIO WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Land Use PERSONAI, ENRICHMENT/YOGA STUDIO Size 2.316 KSF Pkg Rate[2[ 4 /KSF Gross 9 Spaces Spaces 8 Guest Spe. I Emp.Spc. Shared Time % Of #Of % Of #Of Parking of Day Peak[3[ Spaces Peak[3[ Spaces Demand 6:00 AM 70% 6 75% 1 7 7:00 AM 40% 3 75% 1 4 8:00 AM 40% 3 75% 1 4 9:00 AM 70% 6 75% 1 7 10:00 AM 70% 6 75% 1 7 11:00 AM 80% 6 75% 1 7 12:00 PM 60% 5 75% 1 6 1:00 PM 70% 6 75% 1 7 2:00 PM 70% 6 75% 1 7 3:00 PM 70% 1 6 75% 1 7 4:00 PM 80% 6 75% 1 7 5:00 PM 90% 7 100% 1 8 6:00 PM 100% 8 100% 1 9 7:00 PM 90% 7 75% 1 8 8:00 PM 80% 6 50% 1 7 9:00 PM 70% 1 6 20% 0 6 10:00 PM 35% 3 20% 0 1 3 11:00 PM 10% 1 20% 0 1 IL-12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. Appendix Table 3 RETAIL WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Land Use RETAIL Size 4.266 KSF Pkg Rate[2[ 4.0 /KSF Gross 17 Spaces Spaces 14 Guest Spc. 3 Emp.Spc. Shared 'lime % Of #Of o/. Of #Of Parking of Day Peak[3[ Spaces Peak[3[ Spaces Demand 6:00 AM 1% 0 10% 0 0 7:00 AM 5% 1 15% 0 1 8:00 AM 15% 2 40% 1 3 9:00 AM 35% 5 75% 2 7 10:00 AM 65% 9 85% 3 12 11:00 AM 85% 12 95% 3 15 12:00 PM 95% 13 100% 3 16 1:00 PM 100% 14 100% 3 17 2:00 PM 95% 13 100% 3 16 3:00 PM 90% 1 13 100% 3 16 4:00 PM 90% 13 100% 3 16 5:00 PM 95% 13 95% 3 16 6:00 PM 95% 13 95% 3 16 7:00 PM 95% 13 95% 3 16 8:00 PM 80% 11 90% 3 14 9:00 PM 50% 1 7 75% 2 9 10:00 PM 30% 4 40% 1 1 5 11:00 PM 10% 1 15% 0 1 IL-12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. Appendix Table 4 COFFEEIJUICE SHOP WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use COFFEE/JUICE SHOP Size 2.368 KSF Pkg Rate[2[ 5.0 /KSF Gross 12 Spaces Spaces 10 Guest Spe. 2 Emp.Spc. Shared 'lime % Of #Of % Of #Of Parking of Day Peak[3[ Spaces Peak[3[ Spaces Demand 6:00 AM 25% 3 50% 1 4 7:00 AM 50% 5 75% 2 7 8:00 AM 60% 6 90% 2 8 9:00 AM 75% 8 90% 2 10 10:00 AM 85% 9 100% 2 11 11:00 AM 90% 9 100% 2 11 12:00 PM 100% 10 100% 2 12 1:00 PM 90% 9 100% 2 11 2:00 PM 50% 5 100% 2 7 3:00 PM 45% 1 5 75% 2 7 4:00 PM 45% 5 75% 2 7 5:00 PM 75% 8 95% 2 10 6:00 PM 80% 8 95% 2 10 7:00 PM 80% 8 95% 2 10 8:00 PM 80% 8 95% 2 10 9:00 PM 60% 1 6 80% 2 8 10:00 PM 55% 6 65% 1 1 7 11:00 PM 50% 5 65% 1 6 IL-12:00 AM 25% 3 35% 1 4 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. Appendix Table 5 MEDICAUDENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use Medical/Dental Office Size 0.932 KSF Pkg Rate[2[ 5 /KSF Gross 5 Spaces Spaces 3 Visitor Spc. 2 Emp.Spc. Shared 'Time % Of #Of o/. Of #Of Parking of Day Peak[3[ Spaces Peak[3[ Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% 3 60% 1 4 9:00 AM 90% 3 100% 2 5 10:00 AM 100% 3 100% 2 5 11:00 AM 100% 3 100% 2 5 12:00 PM 30% 1 100% 2 3 1:00 PM 90% 3 100% 2 5 2:00 PM 100% 3 100% 2 5 3:00 PM 100% 1 3 100% 2 5 4:00 PM 90% 3 100% 2 5 5:00 PM 80% 2 100% 2 4 6:00 PM 67% 2 67% 1 3 7:00 PM 30% 1 30% 1 2 8:00 PM 15% 0 15% 0 0 9:00 PM 0% 1 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 IL-12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. Appendix Table 6 MEDICAUDENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use Medical/Dental Office Size 14.319 KSF Pkg Rate[21 4 /KSF Gross 57 Spaces Spaces 38 Visitor Sipe. 19 Emp.Spc. Shared 'Time % Of #Of o/. Of #Of Parking of Day Peak 131 Spaces Peak[31 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% 34 60% 11 45 9:00 AM 90% 34 100% 19 53 10:00 AM 100% 38 100% 19 57 11:00 AM 100% 38 100% 19 57 12:00 PM 30% 11 100% 19 30 1:00 PM 90% 34 100% 19 53 2:00 PM 100% 38 100% 19 57 3:00 PM 100% 1 38 100% 19 57 4:00 PM 90% 34 100% 19 53 5:00 PM 80% 30 100% 19 49 6:00 PM 67% 25 67% 13 38 7:00 PM 30% 11 30% 6 17 8:00 PM 15% 6 15% 3 9 9:00 PM 0% 1 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 IL-12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI-Urban Land Institute "Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. EXISTING PLUS SHARED PARKING ANALYSIS 61 Appendix Table 1 FOOD SERVICE PROPOSED WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Land Use FOOD SERVICE PROPOSED Size 1.871 KSF Pkg Rare�2� 25.0/KSF Gross 47 Spaces Spaces 40 Guest Sic. 7 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak[3] Spaces Demand 6:00 AM 25% l0 50% 4 14 7:00 AM 50% 20 75% 5 25 8:00 AM 60% 24 90% 6 30 9:00 AM 75% 30 90% 6 36 IO:OOAM 85% 34 100% 7 41 11:00 AM 90% 36 100% 7 43 12:00 PM 100% 40 100% 7 47 1:00 PM 90% 36 L00% 7 43 2:00 PM 50% 20 100% 7 27 3:00 PM 45% l8 75% 5 23 4:00 PM 45% 18 75% 5 23 5:00 PM 75% 30 95% 7 37 6:00 PM 80% 32 95% 7 39 7:00 PM 80% 32 95% 7 39 225% 80% 32 95% 7 39 60% 24 80% 6 30 55% 22 65% 5 27 50% 20 65% 5 25 11 35% 2 13 Notes. [1] Source: UM-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 52 Appendix Table 2 PERSONAL ENRICHMENTIYOGA STUDIO WEEKDAY SHARED PARKING DEMAND ANALYSIS[t] Land Use PERSONAL ENRICH M EMF/YOGA STUDIO Size -0.194 KSF Pkg Rate121 4/KSF Gross -1 Spaces Spaces -1 Guest Spc. 0 Loup.Sine. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak[31 Spaces Demand 6:00 AM 70% -1 75% 0 -1 7:00 AM 40% 0 75% 0 0 8:00 AM 40% 0 75% 0 0 9:00 AM 70% -1 75% 0 -1 10:00 AM 70% -1 75% 0 -1 11:00 AM 80% -1 75% 0 -1 12:00 PM 60% -1 75% 0 -1 1.00 PM 70% -1 75% 0 -1 2:00 PM 70% -1 75% 0 -1 3:00 PM 70% -1 75% 0 -1 4:00 PM 80% -1 75% 0 -1 5:00 PM 90% -1 100% 0 -1 6:00 PM 100% -1 100% 0 -1 7:00 PM 90% -1 75% 0 -1 20% 80% -1 50% 0 -1 70% -1 20% 0 -1 35% 0 20% 0 0 10% Il 20% 0 0 0% 0 0 Notes. [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 53 Appendix Table 3 RETAIL WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use RETAIL Size 4.266 KSF Pkg Rare�2� 4.0/KSF Gross 17 Spaces Spaces 14 Guest Spc. 3 Emp.Sine. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak 131 Spaces Demand 6:00 AM 1% 0 10% 0 0 7:00 AM 5% 1 15% 0 1 8:00 AM 15% 2 40% 1 3 9:00 AM 35% 5 75% 2 7 10:00 AM 65% 9 85% 3 12 11:00 AM 85% 12 95% 3 15 12:00 PM 95% 13 100% 3 16 1:00 PM 100% 14 100% 3 17 2:00 PM 95% 13 100% 3 16 3:00 PM 90% 13 100% 3 16 4:00 PM 90% 13 100% 3 16 5:00 PM 95% 13 95% 3 16 6:00 PM 95% 13 95% 3 16 7:00 PM 95% 13 95% 3 16 20% 80% 11 90% 3 14 50% 7 75% 2 9 30% 4 40% 1 5 10% 1 15% 0 1 0 0% 0 0 Notes: [I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 54 Appendix Table 4 COFFEEIJUICE SHOP WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] Land Use COFFEE/JUICE SHOP Size 2.368 KSF Pkg Rate�2� 5.0/KSF Gross 12 Spaces Spaces 10 Guest Sic. 2 Trap.Sins. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak[3] Spaces Demand 6:00 AM 25% 3 50% 1 4 7:00 AM 50% 5 75% 2 7 8:00 AM 60% 6 90% 8 9:00 AM 75% 8 90% 2 10 10:00 AM 85% 9 100% 2 11 11:00 AM 90% 9 100% 2 11 12:00 PM 100% l0 100% 2 12 1:00 PM 90% 9 100% 11 2:00 PM 50% 5 100% 2 7 3:00 PM 45% 5 75% 2 7 4:00 PM 45% 5 75% 2 7 5:00 PM 75% 8 95% 2 10 6:00 PM 80% 8 95% 2 l0 7:00 PM 80% n' 95% 2 10 225% 80% 8 95% 2 10 60% 6 80% 2 8 55% 6 65% 1 7 50% 5 65% 1 6 3 35% 1 4 Notes. [1] Source: UM-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 1515 Appendix Table 5 MEDICALIDENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use Medical/Dental Office Size -4.147 KSF Pkg Rafe�2� 5/KSF Gross -21 Spaces Spaces -14 Visitor Spe. -7 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak[31 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% -13 60% -4 -17 9:00 AM 90% -13 100% -7 -20 10:00AM 100% -14 100% -7 -21 11:00 AM 100% -14 100% -7 -21 12:00 PM 30% -4 100% -7 -11 1:00 PM 90% -13 100% -7 -20 2:00 PM 100% -14 100% -7 -21 3:00 PM 100% -14 100% -7 -21 4:00 PM 90% -13 100% -7 -20 5:00 PM 80% -11 100% -7 -18 6:00 PM 67% -9 67% -5 -14 7:00 PM 30% -4 30% Q -6 20% 15% 15% -1 -3 0% 0 0% 0 0 0% 0 0% 0 0 0% Il 0% 0 0 0% 0 0 Notes. [1] Source: UM-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 150 Appendix Table 6 MEDICALIDENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use Medical/Dental Office Size -0.260 KSF Pkg Rafe�2� 4/KSF Gross -1 Spaces Spaces -1 Visitor Spe. 0 Trap.Sint. Shared Time %Of #Of %Of #Of Parking of Day Peak[31 Spaces Peak[3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% -1 60% 0 -1 9:00 AM 90% -1 100% 0 -1 10:00 AM 100% -1 100% 0 -1 11:00 AM 100% -1 100% 0 -1 12:00 PM 30% 0 100% 0 0 1.00 PM 90% -1 100% 0 -1 2:00 PM 100% -1 100% 0 -1 3:00 PM 100% -1 100% 0 -1 4:00 PM 90% -1 100% 0 -1 5:00 PM 80% -1 100% 0 -1 6:00 PM 67% -1 67% 0 -1 7:00 PM 30% 0 30% 0 0 20% 15% 0 15% 0 0 0% 0 0% 0 0 0% 0 0% 0 0 0% Il 0% 0 0 0% 0 0 Notes. [1] Source: UM-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. '/ Appendix Table 7 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 Land Use Office Size -1.222 KSF Pkg Rate12� 4/KSF Gross -5 Spaces Spaces 0 Visitor Spe. -5 Emp.Spc. Shared Time %Of #Of %Of #Of Parking of Dar Peak 131 Spaces Peak]31 Spaces Demand 6:00 AM 0% 0 3% 0 0 7:00 AM 1% 0 30% -2 -2 8:00 AM 20% 0 75% 4 -1 9:00 AM 60% 0 95% -5 -5 10:00 AM 100% 0 100% -5 -5 11:00 AM 1 45% 1 0 100% -5 -5 12:00 PM 15% 0 90% -5 -5 1:00 PM 45% 0 90% -5 -5 2:00 PM 100% 0 100% -5 -5 3:00 PM 45% 0 100% -5 -5 4:00 PM 15% 0 90% -5 -5 5:00 PM 10% 0 50% -3 -3 6:00 PM 5% 0 25% -1 -1 7:00 PM 2% 0 =/�-011 -1 8:00 PM 1% 0 9:00 PM 0% 0 10:00 PM 0°/a 0 11:OOPM 0% 0 12:00 AM 0% 0 0 Notes: [1] Source: ULl-Urban Land Institute"Shared Parking,"Second Edition,2005. [2] Parking rates for all land uses are based on City Code and Grandfathered Code. 52 Attachment No. PC 5 Project Plans 159 V� QP �P �o PA2015-078 Attachment No. PC 5 - Project Plans DRAWING INDEX 0 0 0 CONDITIONAL USE PERMIT AMENDMENT FORE RESTAURANT AT C= C:) 25 000 Www 1617 WESTCLIFF NEWPORT BEACH �=/� DRAWING TITLE U) U) U) CUP-1 TITLE SHEET CUP-2 ALTA SITE SURVEY CUP-3 PROPOSED SITE PLAN CUP-4 (E)AND PROP.RESTAURANT PLAN PROPOSEDRENOVATION CUP-5 PROPOSED LEVEL 2PLAN In"' OWN ABBREVIATIONS 8 AND FL FLOOR PSF POUNDS PER SQUARE FOOT AT FLASH FLHING ASPSI POUNDS PER SQUARE INCH M i d PENNY FLUOR FLUORESCENT PT POEMANGLE t ° ANGLE FOC FACE OF CONCRETE PTDF PRESSURE TREATED DOUGLAS Aa.. b 1 PERPENDICULAR FOP FACEOFFINISH FIR d - FOM FACE OF MASONRY AIC AIR CONDITIONER I FOP FACE OF PLYWOOD Q QUARK , iwJlr sr. CONDITIONING FOS FACE OF STUDS QT QUARRY TILE Ar MOMMINIM AS ANCHOR BOLT FOW FACE OF WALL QTY QUANTITY ABV ABOVE FP FIREPROOF;FIREPLACE AC ASPHALTIC CONCRETE FT FOOT OR FEET R RISER AD AREA DRAIN FTG FOOTING RAD RADIUS ADA AMERICANS WITH DISABILITIES FURR FURRING RCP REFLECTED CEILING PLAN ACT RD ROOF DRAIN - — ADJ ADJUSTABLE I ADJACENT GA GAUGE REF REFERENCE;REFRIGERATOR AFF ABOVE FINISHED FLOOR GALV GALVANIZE(D) REG REGISTER AEG ABOVE FINISHE GRADE GC GENERAL CONTRACTOR REINF REINFORCE(D) AFS ABOVEFINISHESLAB GL GLASS I GLAZING REQ REQUIRED ALIALUM ALUMINUM GR GRADE REV REVISE I REVISION ALT ALTERNATE GYP GYPSUM RFL REFLECTED ANOD ANODIZED GYP BD GYPSUM BOARD RH RIGHT HAND;ROUND HEAD AP ACCESS PANE RM ROOM APPROX APPROXIMATELY HB HOSE BIB RD ROUGH OPENING ARCH ARCHITECT(URAQ HDR HEADER RWD REDWOOD ASPM ASPHALT HDWR HARDWARE ASTM AMERICAN FOR S SOUTH EXISTING CONDITION TESTING MATERIALS HORI HORIZONTAL HORIZ SCHED SCHEDULE AUTO AUTOMATIC HP HIGH POINT;HORSEPOWER SO STORM DRAIN AVG AVERAGE HR HANDRAIL;HOUR SECT SECTION HT HEIGHT SF SQUAREFEEr BD BOARD HTR HEATER BHT SHEET BET BETWEEN HVAC HEATING I VENTILATION I AIR SHTG SHEATHING BITUM BITUMINOUS CONDITIONING SHWR SHOWER BLDG BUILDING HW(R) HOTWATER(RETURN) SIM SIMILAR BLK BLOCK SMACNA RE:THE ARCH SHEET METAL BLKG BLOCKING ID INSIDEDIAMIEER MANUAL BN BOUNDARY NAILING IN INCH I INCHES BOG SLAB ON GRADE BOT BOTTOM INCL INCLUDE(D)I INCLUDING SPEC SPECIFY I SPECIFICATION <- INSUL INSULATE I INSULATION SO SQUARE \ ` CAB CABINET INT INTERIOR SOFT SQUARE FEET t CB CATCH BASIN SOIN SQUARE INCHES) CF CUBIC FOOT JT JOINT BB STAINLESS STEEL 1617 W E S T C L I F F Cl CAST IRON;CONTRACTOR ST STONE INSTALLED LAM LAMINATE(D) STD STANDARD CIP CAST IN PLACE LAV LAVATORY STL STEEL CJ CONTROL JOINT;CEILING JOIST LB LAG BOLT STOR STORAGE CL CENTERLINE LB(S) POUND(S) STRUCT STRUCTUREISTRUCTURAL NEWPORT BEACH, CA CLG CEILING LF LINEAR FOOT(FEET) SUSP SUSPENDED \- CL0.5 CLOSETLH LEFT HAND SYM SYMMETRICAL �s JOB NO.1380 CLR CLEAR LIB LIBRARY SYN SYNTHETIC -w CMU CONCRETE MASONRY UNIT - - CO CLEWCLEAROUT LP LOWPOINT SYS SYSTEM — VICINITY MAP .� < ;� LT LIGHT SANTA BARBARA OFFICE COL COLUMN LTR LOUVER T8B TOP AND BOTTOM �— - _ NOT TO SCALE 3890 LA CUMBRE PLAZA LANE SLE.200 CONIC CONCRETE - bA `� SANTA BARBARA,CA 93105 TBG TONGUE AND GROOVE — Yloi - CONST CONSTRUCTION MACH MACHINE TBD TO BE DETERMINED ~� f' 7[805]682-7000 CONT CONTINUOUS - fi ' 1.• i s I'�j[�' ' , F[805]682-7001 MAINT MAINTENANCE TBS TO BE SELECTED .i CORR CORRIDOR MAS MASONRY TEL TELEPHONE / .. r yy�� CULVER CITY OFFICE CSK COUNTERSINK - QF 3834 WILLAT AVENUE MATL MATERIAL TEMP TEMPORARY I TEMPERATURE - t' .-.I CULVER CITY,CA 90232 MAX MAXIMUM THK THICK j S H U B I N D O N A L D S O N R C H I T E C T S INC . T[310]204-0688 DBL DOUBLE MB MAGHINEBOLT THRU THROUGH 1:4 F[310]204-0219 DEMO DEMOLISH;DEMOLITION MECH MECHANICAL TOC TOP OF CONCRETE - M L q I - — OF DOUGLAS FIR y/VFq ��� � MEMB MEMBRANE TOS TOP OF SLAB • + -[r = - - _ rkenl ' DIA DIAMETER r L MEZZ MEZZANINE TOW TOP OF WALL DIAG DIAGONAL MFR MANUFACTURE(R) TV TELEVISION �. - 04/20/2015 DIM DIMENSION . -• `.- T7estcliff Plaza DIV MINIMUM TYP TYPICAL .i- DIV DIVISION v - - LJ Shopping �'r@fl'C�'f d yi MR MOISTUR RESTS Ir I■I LB Cave :YI ) 5 DN DOWN MR MOISTURE RESISTANT UL UNDERWRITER'S LABORATORY II T � P � �- ti-? ,1N" �R � � E 4 _DaNq� F. Its DS DOWNSPOUT MTL METAL UNI UNFINISHED - > -f` �Q- Qp n DWG DRAWING UNFIN `� .� DRAWN BY. SK $ (N) NEW LINO UNLESS NOTED OTHERWISE ., ,�- . r�•c� � �y � * K No.C19207 (E) EXISTING N NORTH UON UNLESS OTHERWISE NOTED -� .. 020 E EAST NA OR NIA NOT AVAILABLE I APPLICABLE UPS UNINTERRUPTIBLE POWEREA EACH w V ^V NNOT TINTRACT SUPPLY _ RENEWAL EJ EXPANSION JOINT SI% NUMBER `e CONDITIONAL USE PERMIT V VOLT u EL ELEVATION 'Fj F CI NOM NOMINAL t• qua OF cA�XF AMENDMENT ETEC ELECTRICAL NTS NOTTOSCALE VB VAPOR BARRIER - �t/j tij KrJ� OWNER APPROVAL ELEV ELEVATOR VERT VERTICAL lr" EVER EMERGENCY VEST VESTIBULE - r p}- x•,: �* OC: ON CENTER P p( [ C7 f EN EDGE NAIL VGDF VERTICAL GRAIN DOUGLAS FIRE r T]'- C�I+t, N 3 { 00 OUTSIDE DIAMETER ENG ENGINEER OFCI OWNER FURNISHED VIE VERIFY IN FIELD �•- ,�: $/-. ..� - ED EQUALLY) CONTRACTOR INSTALLED VNR VENEER - -�:-' "� A f . [' - All ideas,designs,and plans indicated or represented by these drawings are owned by and are property of Shubin+Donaldson EQPT EQUIPMENT OPG I OPENING VOL VOLUME _ - - -' - ,�Q L,r y y` �rsp. Inc.and were created and developed for use in connection with the specified project. None of such ideas,designs,or plans EQUIP EQUIPMENT OPG1ING VTR VOLUMEENT UROOF `-i't rf1 *�• shall be used for any purpose whatsoever without the written permission of Shubin+Donaldson Inc. EST ESTIMATE OZ OUNCEZ' it` BShubin+Donaldson Inc. EXIST EXISTING W WEST *' EXP EXPANSION P PAINT(NUMBER-SEE SPECS) WI WITH — �— _ ,q �' +N'�'1� �! REV.# DATE DESCRIPTION EXT EXTERIOR PED PEDESTAL W10 WITHOUT Newport PER PERIMETER WC WATER CLOSET � FAST FASTEN(ER) PERF PERFORATED WD WOOD L P Y I"I'Dupllal brk EWIDE nTy FAU FORCED UNIT PERP PERPENDICULAR WE E FLANGE _ I�f�s ` Park FBO FURNISHED BY OWNER PL PROPERTYLINE WH WATER HEATER "t?!k _ FCO FLOOR CLEAN OUT PLAS PLASTER WI WROUGHT IRON ��+F tLC�rF�rrLF ;Uy +� CUP =1 FEF FLOOR SHE DOOR POC POINT N PLYWD OFD CONNECTION WP WATERPROOFING) Church i �lsf� t FIR PAIR WET WORKPOINT FH FLAT HEAD FIG FINISHED RADE PRCST PRE-CAST WWF WELDEDWIREFABRIC �,� k:"` - - - FIN FINISH(ED) PREFAB PREFABRICATED t ,tt ' TITLE SHEET FIXT FIXTURE PROP PROPERTY YD YARD t75tt7yt'�VS 1 Z' '� f'rTrk; Mo 3ida Iiome I' 61 PA2015-078 Attachment No. PC 5 - Project Plans AL'T1A/ACSM LAND TITLE SURVEY U 1617 WESTCLIFF DRIVE 's�S r��o NEWPORT BEACH, CA VICINITY MAP "`rgt q E W v SITE RESTRICTIONS: � No SCALE P A� V) � N 0 (or SETBACKS: �r =4 Z_ W Of 6 FRONT - NONE PARKING SPACE TABLE ✓\ eS oma' U O STREET SIDE - NONE , M W N SIDE - NONE TYPE OF SPACE TOTAL EXISTING HEIGHT - NONE CITY OF STANDARD 121 WESTCLIFF (84REAR - NONE ' WIDE PUBLIC RIGHT OF WAY) DRIVE NEWPORT oo UPPBAY"�ORT w W 1W ZONE - CG (COMMERCIAL GENERAL) HANDICAP 7 BEACH O 0 111- TOTAL -TOTAL 128 W W III- FLOOR - FLOOR AREA RATIO - N/A z PARKING REQUIREMENT - 1 STALL PER 200 S.F. o Li x 0 0 �V PACIFICui LLI H \ THE INTERIOR SQUARE FOOTAGE CANNOT BE Z z0 3 F = � ,.� z o COAST HWy WO WO QO 0 DETERMINED FROM THE EXTERIOR FOOTPRINT OF THE 0 0 m O c� J a 3 BUILDING(S); THEREFORE THE REQUIRED AMOUNT OF 0 0 w a w a^ z w o (A o PARKING STALLS HAS NOT BEEN SHOWN HEREON. LAND AREA: ui W o J } z 0 w m z � in k L a x x z ui -THIS ALTA(ACSM LAND TITLE SURVEY IS FOR TITLE INSURANCE PURPOSES (n Q Q O O LJ cD 0 30 0 30 60 ONLY,NOT TO BE USED FOR CONSTRUCTION,DESIGN OR ENGINEERING FOR 0 ~ 0 o p m o z II FUTURE DEVELOPMENT OF THE SUBJECT PROPERTY.THIS ALTA/ACSM LAND Z M M ro ALL SITE RESTRICTIONS WERE OBTAINED PER THE CITY 67,962 SQUARE FEET w w 0 00 w a ti r R F r 0 OF NEWPORT BEACH PLANNING DEPARTMENT). ANY N J w L" a 0 w x w w 0 TITLE SURVEY IS ALSO NOT TO BE USED FOR ASSESSING PROPERTY O M ( ) 1.56 ACRES m z w 0 w v w w QUESTIONS REGARDING ZONE DEFINITIONS OR w 0 z z Cn W3 V) w L) O y 0 VALUE-PER TERMS AND CONDITIONS OF JRN CIVIL ENGINEERS CONTRACT a a 00 a ;nw o0 waw RYD a aR � Iz w V) Q1 ^ \ INTERPRETATIONS SHOULD BE DIRECTED TO: 3 u. 00 $ vo V) mm Nm 3 L) Ln (A (A m ci.. SCALE. �� - 3Q WITH CLIENT(ACKNOWLEDGMENTS/REPRESENTATIONSSECTION). N N O PHONE NUMBER - (949) 644-3236 N5011'02"W -THE UTILITIES SHOWN HEREON WERE BASED ON OBSERVED EVIDENCE ONLY. 00 THE SURVEY WOULD NOT SHOW UTILITIES COVERED BY CARS/TRUCKS OR O O O O ZONING AND RESTRICTIONS SHOWN HEREON WERE RECENTLY PAVED ASPHALT/CONCRETE. OBTAINED BY A GENERAL REQUEST AT THE PUBLIC COUNTER OF THE ABOVE NAMED DEPARTMENT. NO REPRESENTATION IS MADE FOR THE ACCURACY OR a (N50'10'30"W Of COMPLETENESS OF SAID THIRD PARTY INFORMATION. N5011'02„W 9 3 L35.98' �y THIS FIRM IS NOT AN EXPERT IN THE INTERPRETATION OF COMPLEX ZONING ORDINANCES, COMPLIANCE IS FD. NAIL & TAG L.S. 00 LEGAL DESCRIPTION: BEYOND THE SCOPE OF THIS SURVEY. ANY USER OF I 2312) PER LA 2002-031 PARCEL A: i�� II N (0 SAID INFORMATION IS URGED TO CONTACT THE LOCAL W O II 14- AGENCY AGENCY DIRECTLY. - - - - - - - - - - - - } : CO PARCEL 1, AS SHOWN ON THE MAP ATTACHED TO LOT LINE ADJUSTMENT LL 2002-031 �J RECORDED JANUARY 31, 2003 AS INSTRUMENT NO. 2003000120678 OF OFFICIAL RECORDS Z N 00 23 PARKING STALLS OF ORANGE COUNTY, CALIFORNIA. II W 01 S EXCEPTING ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS AND En Z ^ OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL STEAM AND ALL � NOTES: I O 7 9 p PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE Z W � O N PARCEL B PER T.R. z I q I UTILITY NOTE: PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHT OF i�� ~ O to -AS OUTLINED IN SECTION 8770.6 OF THE BUSINESS AND PROFESSIONS CODE "THE USE OF n WV SCO a 00 DRILLING, MINING, EXPLORING AND OPERATING THEREFOR AND STORING IN AND REMOVING W Z W v 1 THE UNDERGROUND UTILITY LINES THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR U Q X THE WORD "CERTIFY" OR "CERTIFICATION" BY A LICENSED LAND SURVEYOR OR REGISTERED W CD ARE APPROXIMATELY SHOWN CIVIL ENGINEER IN THE PRACTICE OF PROFESSIONAL ENGINEERING OR LAND SURVEYING OR - 1417 ern :• `' N I HEREON PER AVAILABLE MAPS AT DIRECTIONALLY DRILL AND MINE FROM LANDS OTHER THAN THOSE HEREINABOVE DESCRIBED, U Q THE PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS, OR OTHER SURVEYING r T T_ 17 7 T I 7 7 ' a LP (TYP) .. PA ' DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING I OVERHEAD AWNING 11 PARKING STALLS CONIRACTORSTHE TIME OF SMUSTYVERIFY OF THE LAND HEREINABOVE OIL OR GAS WELLS, SDESCRIBED, AND TO BOTTOM SUAND SHAFTS INTO, THROUGH CH PSTOCKED OR CROSS THE URFACE I� m li THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION, AND DOES PATIOLOCATIONS PRIOR TO DIGGING LLS, TUNNELS AND SHAFTS UNDER AND BENEATH OR BEYOND l¢i ul NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED." y q DIRECTIONALLY DRILLED T, om r- (HSN R5N ...., ' THE EXTERIOR LIMITS SETH THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR, 00 F- -THERE WERE NO MONUMENTS FOUND OR SET AT THE PROPERTY LINE CORNERS UNLESS BUILDING 0.2' SE. �qp , -� '- �--�- 9 I DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT, HOWEVER, THE RIGHT TO r , Q Z OTHERWISE NOTED. OF P.L.) /.29 PA � DRILL, MINE, STORE, EXPLORE OR OPERATE THROUGH THE SURFACE OR THE UPPER 500 �/ W L. ;, ;. -THE INFORMATION COURSES AND DISTANCES SHOWN ON THIS SURVEY PRINT ARE TRUE I NEIGHBORING BUILDING OH r I FEET OF THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AS RESERVED BY THE Z AND CORRECT AND ACCURATELY REPRESENT THE BOUNDARIES AND AREA OF THE (3.8' NW. OF P.L.) %p 7 9 `' •.I IOH 7 > J PREMISES. / IRVINE COMPANY, ET AL, IN DEED RECORDED NOVEMBER 12, 1993 AS INSTRUMENT NO. W W 00 APN: 117-631-20 % 1 9'� 19930778948 OF OFFICIAL RECORDS. -THERE IS NO VISIBLE EVIDENCE THAT THE SITE WAS USED FOR AS A SUMP, DUMP OR a% L_ ___ _ 'L_L ____= i�>../////% n Q U q SANITARY LANDFILL. PARTNERS AND OH �% on ;o a 1- - N -THERE IS NO VISIBLE EVIDENCE OF CEMETERIES ON SUBJECT PROPERTY. I WESTCLIFF COURT LTD. Ns 3a ,N D SEWER CLEANOUT ALSO EXCEPTING THEREFROM ANY AND ALL WATER, RIGHTS OR INTERESTS THEREIN, NO N Z /1078 �jjj w % I p�� 14' MATTER HOW ACQUIRED BY GRANTOR OR THE IRVINE COMPANY, AND OWNED OR USED BY n Q ^ -ALL MEASURED AND RECORDED DIMENSIONS ARE THE SAME UNLESS NOTED OTHERWISE. BUILDING 0.1' SE. 0 z 0 INTERCEPTOR MANHOLES 3 GRANTOR OR THE IRVINE COMPANY IN CONNECTION WITH OR WITH RESPECT TO THE PARCEL N (n Cn -AT THE TIME OF SURVEY NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING ) w m d OF P.L. ;, OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE RIGHT AND POWER TO TRANSFER CONSTRUCTION OR ADDITIONS WERE OBSERVED. i i BUILDING �Q 2 5' L w °' -NO RECENT CHANGES IN STREET RIGHTS-OF-WAY WERE OBSERVED AT THE TIME OF , } a SEWER CLEANOUT OR ASSIGN TO OTHERS, TO EXPLORE, DRILL, REDRILL REMOVE AND STORE THE SAME FROM .� NEIGHBORING BUILDING i m ^ SEWER CLEANOUT SAID LAND OR TO DIVERT OR OTHERWISE UTILIZE SUCH WATER, RIGHTS OR INTERESTS ON SURVEY. 0.1 NW. OF P.L. (GROUND AREA =15,880± SQUARE FEET) w I N -THIS SURVEY HAS BEEN PREPARED FOR TITLE INSURANCE PURPOSES ONLY. THIS SURVEY TWO STORY STUCCO in -i O ANY OTHER PROPERTY OWNED OR LEASED BY GRANTOR OR THE IRVINE COMPANY, WHETHER DOES NOT CONTAIN SUFFICIENT DETAIL FOR DESIGN PURPOSES. THE BOUNDARY DATA AND BLOCK WALL NW FACE %a I w ? BUILDING (36.2' NW. SUCH WATER RIGHTS SHALL BE RIPARIAN, OVERLYING, APPROPRIATIVE, LITTORAL, 0.1 SE OF P.L. THIS AREA SHOWN (HEIGHT = 31'±) :ri w PERCOLATING, PRESCRIPTIVE, ADJUDICATED, STATUTORY OR CONTRACTUAL; BUT WITHOUT, TITLE MATTERS AS SHOWN HEREON HAVE BEEN DEVELOPED FROM THE REFERENCED TITLE :a I Kr OF P.L} rn; APPROXIMATELY ¢ w HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF SAID LAND IN THE EXERCISE OF REPORT, ONLY. ri: DUE TO LACK OF PARCEL 1 LLA-2002-031 4- - a m SUCH RIGHTS, AS RESERVED BY THE IRVINE COMPANY, ET AL, IN DEED RECORDED -THE RELATIVE POSITIONAL ACCURACY OF CALLED OUT IMPROVEMENTS SHOWN ON THE PORTION LOT 7 a ACCESS PORTION LOT 7 2ND STORY OVERHANG NOVEMBER 12, 1993 AS INSTRUMENT NO. 19930778948 OF OFFICIAL RECORDS. i■i SURVEY IS WITHIN +/- 0.1' OF THEIR ACTUAL LOCATIONS. TRACT NO. 4225 TRACT NO. 4225 2.5 r U- 26.7' NW. OF P.L.) µ� -UNLESS THIS PLAN HAS THE SEAL AND SIGNATURE OF THE SURVEYOR AND/OR ENGINEER BOOK 153, PGS. 23 & BOOK 153, PGS. 23 & 24 L PARCEL 8: RESPONSIBLE FOR ITS PREPARATION, THIS IS NOT AN AUTHENTIC COPY OF THE ORIGINAL I OF MAPS ;/ ^, OF MAPS T cn GAS METER SURVEY AND SHALL NOT BE DEEMED RELIABLE. ;� NON-EXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED -COVENANTS, CONDITIONS, RESTRICTIONS, TERMS AGREEMENTS AND MATTERS LISTED BUILDING 5.D' SE. off �i ss.2'� �, :�/ 1 1'i- ¢ "DECLARATION OF ACCESS EASEMENTS" RECORDED NOVEMBER 20, 1991 AS INSTRUMENT Ix HEREON CONTAIN NUMEROUS ITEMS THAT AFFECT THE SUBJECT PROPERTY, CONTENTS OF P.L. --- 'ftA P - SCW OH 4i.5'✓ OH z m NO. 19910632703 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA. MUST BE REVIEWED TO DISCERN SPECIFICS. - -- a 0 -THE UTILITIES SHOWN HEREON WERE BASED ON OBSERVED EVIDENCE ONLY. THE SURVEY BLOCK WALL NW FACE , AW a� WOULD NOT SHOW UTILITIES COVERED BY CARS/TRUCKS OR RECENTLY PAVED 0:1 SE. OF P.L. OH AWNING APN: 117-631-19 ASPHALT/CONCRETE OR OVERGROWN BRUSH, TREE'S AND SHRUBS. I VENT W GUARD POST -� 5 PORTION LOT 8 -JRN CIVIL ENGINEERS ASSUMES NO LIABILITY FOR THE ACCURACY OR COMPLETENESS OF 2 �EYT _F F a 7 TRACT NO. 4225 w U ANY THIRD PARTY INFORMATION REFERENCED OR REPRESENTED HEREON, ANY OF SAID �- Lin °O I BOOK 153, PGS. 23 & 24 Z_ INFORMATION SHOWN HEREON HAS BEEN PROVIDED FOR INFORMATIONAL PURPOSES ONLY. I NEIGHBORING BUILDING - TVT - = HN 9 OF MAPS w (ON P.L.) SN (TYP.) _JN I u n � Q (/) WING WALL SE. FACE ! a - �t ITEMS CORRESPONDING TO SCHEDULE "B": o U W - - a APN: 117-631 -21 ON P.L.) W w z ca 00 �,o N w z QUO* I W WESTCLIFF PROPERTIES, LLC BY: FIRST AMERICAN TITLE INSURANCE CO. COMMITMENT N0. NCS-578278-SAW CONCRETE CURB SE. FACE p o �- u7z I p 5 FIRST AMERICAN WAY TITLE OFFICER - KRISTEN HUETER Lw = O FLOOD NOTE o.4 NW. OF P.L. M x- a F a Nom- 74. M SANTA ANA, CA 92707 DATED: JULY 12, 2013 W Q w CA a °� x x a �0 0 (714) 800-3000 J LTJ ZONE - "X" PER FEDERAL EMERGENCY MANAGEMENT AGENCY MAP NO. 06059C-0269-J '� a- -� JQ �t U m RECORDED 12/03/2009. - �' -a a - I p1 Q Z~T r7 I THE FOLLOWING ITEMS WERE FOUND IN SAID COMMITMENT AND ARE REFERENCED ON THIS W W ZONE "X" DENOTES AREAS SUBJECT TO MINIMAL FLOODING I Z - w z - - m Z MAP. COVENANTS, CONDITIONS, RESTRICTIONS, TERMS AGREEMENTS AND MATTERS LISTED 0 _ Sc HEREON CONTAIN NUMEROUS ITEMS THAT AFFECT THE SUBJECT PROPERTY, CONTENTS 3 O THE ABOVE STATEMENT IS FOR INFORMATION ONLY AND THIS SURVEYOR ASSUMES NO a �z-c a a TE I: ' MUST BE REVIEWED TO DISCERN SPECIFICS. d Q LIABILITY FOR THE CORRECTNESS OF THE CITED MAP(S). IN ADDITION, THE ABOVE - -Q - - ABUTTERS RIGHT OF INGRESS AND EGRESS TO OR FROM WESTCLIFF DRIVE HAVE W = STATEMENT DOES NOT REPRESENT THIS SURVEYOR'S OPINION OF THE PROBABILITY OF ">- -(L - - a TYPICAL LEGEND: L''� BEEN RELINQUISHED IN THE DOCUMENT RECORDED AS BOOK 5928, PAGE 528 OF r Z Z FLOODING. 80.00' °D 180.00' `�' `^' N- 55,98' N OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED IA O A.C. - ASPHALTIC CONCRETE HEREON, U) m "' BFD - BACK FLOW DEVICE ` 0 PA W i ,' PA . .1 .'.•. PA i •. . PA 1 .; '< \ BK. - BOOK 4THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED v DI - DRAIN INLET "MEMORANDUM OF AGREEMENT" RECORDED AUGUST 17, 1962 AS BOOK 6216, PAGE BASIS OF BEARINGS: N50011'02"W 235.98' E. - EAST 887 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY, IS M EVT - ELECTRIC VAULT BLANKET IN NATURE AND IS NOT PLOTTED HEREON. THE BEARING OF N 39'49'30" E ALONG THE SOUTHEASTERLY LINE OF PARCEL 1 PER �,I (N5010'30"W) FD. - FOUND iI1 N50'1 1'02"W FH - FIRE HYDRANT LOT LINE ADJUSTMENT LA 2002-031, RECORDED JANUARY 31, 2003 AS INSTRUMENT _ FSV - FIRE SERVICE VALVE AN EASEMENT FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED N 5 N0. 2003000120678 OF OFFICIAL RECORDS, IN THE CITY OF NEWPORT BEACH, GM - GAS METER SEPTEMBER 23, 1963 IN BOOK 6728, PAGE 860 OF OFFICIAL RECORDS. THIS ITEM N COUNTY OF ORANGE, STATE OF CALIFORNIA, WAS USED AS THE BASIS OF BEARINGS GP - GUARD POST AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON. FOR THIS SURVEY. ¢ ¢ ¢ ¢ LA - LOT UNE ADJUSTMENTLid ~ w a w a LP - UGHT POLE AN EASEMENT FOR PERPETUAL AIR OR FLIGHT, ALSO REFERRED TO AS "AVIATION i Q w N. - NORTH RIGHTS", RECORDED MARCH 17, 1964 IN BOOK 6965, PAGE 721 OF OFFICIAL �I _ X - w x w Cr x � NE. - NORTHEAST RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY, IS BLANKET IN NATURE J En 0 0 0 0 a NW. - NORTHWEST AND IS NOT PLOTTED HEREON. Q U SURVEYORS CERTIFICATE: 3 w 3 � OH - OVERHANG 18 a ¢ w N w N = w N w N ii PA - PLANTER AREA 7 THE TERMS, PROVISIONS AND EASEMENTS CONTAINED IN THE DOCUMENT ENTITLED TO BANK OF AMERICA, N.A., A NATIONAL BANKING ASSOCIATION, AND ITS > a rn V m U5 O m rn m .. PG. - PAGE "DECLARATION OF ACCESS EASEMENTS", RECORDED NOVEMBER 20, 1991 AS w w M O w O II v II � O II O II w M P.L. - PROPERTY UNE SUCCESSORS AND ASSIGNS, AS LENDER, BWP WESTCLIFF ASSOCIATES, LLC, A x _ z O 0 z z CD z _x INSTRUMENT NO. 1991-632703 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE m 0 -1 O z z O z O z 0 m o P.S. - PARKING STALL(S) O CALIFORNIA LIMITED LIABILITY COMPANY, AS BORROWER, AND FIRST AMERICAN TITLE a I O 0 Y Y v Y w v Y v a I SUBJECT PROPERTY AND IS PLOTTED HEREON. (n w N 0 x w (A w N PSN - PARKING SIGN M M INSURANCE COMPANY, AS TITLE COMPANY: -1 o w z z 0 Ir ¢ 0 cr 0 w 0 o R. - RANGE Ci Q o _ia a a a J a o h o _ COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS, RECORDED NOVEMBER 12, d J THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS w 6N w M �' ti a a ci.. a (A ci a U w"N S.SCO - SEWER CLEAN OUT SOUTH $ 1993 AS INSTRUMENT NO. 1993-0778947 OF OFFICIAL RECORDS. THIS ITEM II \ 7) BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL SCW - SCREEN WALL AFFECTS THE SUBJECT PROPERTY, IS BLANKET IN NATURE AND IS NOT PLOTTED N REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND SE - SOUTHEAST HEREON. \ m m ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 6, 7(A), 7(B)(1), 7(C), S H E R I N G TO N (60' WIDE PUBLIC RIGHT OF WAY) PLACE SMH - SEWER MANHOLE S.F. - SQUARE FEET EASEMENTS, COVENANTS AND CONDITIONS, RECORDED NOVEMBER 12, 1993 AS 9 8, 9, 11(A), 13, 14, 16, 17, 18, 19, AND 20(A) OF TABLE A THEREOF. THE FIELD SN - SIGN INSTRUMENT NO. 1993-0778948 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE Ld Z Ci WORK WAS COMPLETED ON JANUARY 2, 2013. SW. - SOUTHWEST SUBJECT PROPERTY AND IS PLOTTED HEREON. Q Q Y H T. - TOWNSHIP THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT 0 QO Q U DATE OF MAP OR PLAT: JANUARY 2, 2013 T - TRASH ENCLOSURE (T Lr T..R. - TITLE REPORT v FOR DRAINAGE ENCUMBRANCES" RECORDED DECEMBER 14, 2005 AS INSTRUMENT p1SPLLANO,q TVT - TELEPHONE VAULT NO. 2005-1000007 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT O �,q�pYL �9 (TYP.) TYPICAL PROPERTY, IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON. l uv WEST- WEST VAULT W. - T ITEMS #'S SHOWN HEREON ARE STATED AS EXCEPTIONS ON ABOVE REFERENCED * EXP. 12/31/2014 * WM - WATER METER COMMITMENT. NO RESPONSIBILITY FOR THE COMPLETENESS, ACCURACY, OR CONTENT OF LO JEFFERY L. AYS L.S. NO. 6379 X78 - CENTER UNE wv - WATER VALVE SAID REPORT IS ASSUMED BY THIS MAP. Q ItN EXP:12/31/14 J� - CONCRETE O Z OF CUP -2 (XXX) - RECORD DATA PER LA 200-031 ALTA SITE SURVEY Ld L 02 PA2015-078 Attachment No. PC 5 - Project Plans WESTCLIFF DR. ` 0 PROPERTY LINE F-1 b o Loi o L SL3 I I IINT LOT LINE - IAREA OF RESTAURANT SEE SHEET CUP 4 FOR RESTAURANT LAYOUT PLANTER PROPERTY LINE PATIO I PEDESTRIAN EASEMENT I Z RETAIL 1 PLANTER 100A / \ I Q PLANTER UP PLANTER UP UP PLANTER SECOND FLOOR OVERHANG OUTLINE I ------------------------------------------I---- - -- PLANTER PLANTER — - I RESTAURANT 112 I I m RETAIL 2 1008 RETAIL 3 103 - I / I I I LOBBY 1 r� SECOND FLOOR I OVERHANG OUTLINE 1 I � — I i SURGERY 106 I RETAIL 4 105 RETAIL 5 07110 RETAIL 6 111 - RETAIL 7 714 I I I I -------- ------------- -- I v v v v PLANTER UP I =PLANTER 1617 WESTCLI FF I NEWPORT BEACH, CA El JOB NO.1380 I SANTA BARBARA OFFICE 3890 LA CUMBRE PLAZA LANE $TE.200 SANTA BARBARA,CA 93105 T[805]682-7000 F[805]682-7001 CULVER CITY OFFICE INT LOT LINE - TULVER c AVENUE 8 soz3z S H U B I N DONALDSON ril ' T TS INC . T[3101204-0616 F 1310]204-0219 04/20/2015 me $° DRAWN BY:Author * x No.C19207 ENE3 .201 9r AT EAL �� CONDITIONAL USE PERMIT DF cA� F AMENDMENT I OWNERAPPROVAL All ideas,designs,and plans indicated or represented by these drawings are owned by and are property of Shubin+Donaldson Inc.and were created and developed for use in connection with the specified project. None of such ideas,designs,or plans shall be used for any purpose whatsoever without the written permission of Shubin+Donaldson Inc. B Shubin+Donaldson Inc. REV.# DATE DESCRIPTION d CUP =3 N PROPOSED SITE PROPOSED SITE PLAN PLAN SCALE: 1/16" = 1'-0" PA2015-078 Attachment No. PC 5 - Project Plans i i Ili I i 2 - W;^�F , 12 13 14 15 16 17 W4T 18 II11�1 3"GaQ , I I iEF r 10 - - I III J 2„c . - � � — r III RESTAURANT/NON PUBLIC=259 SF } °O ---- ___ ° °°O°O°° 0000 __ _ RESTAURANT/PUBLIC= 1,145 SF V` r-- ------------- ------------- ------------- -- 0 Oo ® ° ° KITCHEN = 1,156 SF 0 I I I I I I OUTDOOR DINING AREA = 606 SF Y F v INDOOR DINING AREA = 542 SF 0 1 PLANTER, RESTROOMS = 345 SF D I OUTDOOR DINING AREA 606 S.F. - J E PLANTER— �; PEDESTRIAN PATH= J UP DN `1T 2STEPS II 9 I —7—I UP l - - - - - UP �� PLANTER 4'X4'SKYLIGHTS ABOVE 717 7777 7 = r T T r x x - - - � I C QT � DINING RM RESTAURANT 1145 S.F. I � III A _O DO �� � — � X UP VIII RETAILAREA III ; 1u - 2 . DN II DN VIII NON PUBLIC RESTAU -KITCHEN 41 �- F� 259 S.F. $SIJ C © Q �g - uP - - - - - - - - — - KITCHEN MEN 1156 S.F. KITCHEN OFFICE I 0 III i — i — ❑ PREP KITCHEN % MEN _ r COOLER O — WOMEN 1 WOME � ❑ � ❑ GAME RM �� ❑ STORAGE El— 2"GAS 345 S.F. 1 II H OFFICES 4 I III DOORBLOC2 WATT B' STORAGE +.e„ oFF,�E 1617 W E S TC L I F F II m NEWPORT BEACH CA JOB NO.1380 11t RECEPIWAITING � � I 1 I SANTA BARBARA OFFICE STEP UP EXAM 114 GYM AREA GYM AREA 3890 LA CUMBRE PLAZA LANE STE.200 r= — SANTA BARBARA,CA 93105 CM T' I LOCKER , , 7[8051682-7000 F[8051682-7001 LJL— LJ - CULVER CITY OFFICE I i I U LJ 3�4" '� — — --———� � � ❑ 3834 WILLAT AVENUE RETAIL 6 111 - - - RETAIL 7 114 CULVER CITY,CA 90232 ❑ SHUBIN DO RCHITECTS INC . 713101204-0668 F 13101204-0219 H ill 4/20/2015 10:16:44 AM EXAM EXAM OFFICE �� ooNq' m mP Qpo DRAWN BY:Author UP UP x No.C19207 I A 9 RENEWAL EQ EAL i � CONDITIONAL USE PERMIT - og°go of CAS Fo AMENDMENT O °°0 — — — — J OWNER APPROVAL - Cork. - - - - - - - - - - - - - - - - J - - - - °°°°° I I I I i All ideas,designs,and plans indicated or represented by these drawings are owned by and are property of Shubin+Donaldson Inc.and were created and developed for use in connection with the specified project. None of such ideas,designs,or plans shall be used for any purpose whatsoever without the written permission of Shubin+Donaldson Inc. ®Shubin+Donaldson Inc. REV.# DATE DESCRIPTION CUP4 N EXISTING LEVEL 1 PLAN LEVEL 1 FLOOR PLAN (E) AND PROP. SCALE: 118"= 1r-Or' SCALE: 1/8" = 1i-10a RESTAURANT PLAN PA2015-078 Attachment No. PC 5 - Project Plans O1 ' 2 3 3' O 5 O O O O 10 11 12 13 14 15 16 17 (�18) 19 K I I I I I I I I I I I I I I I I F- I - - T - - � - F- - - I I - - - - 7-- - F- - - - - -1 O Cl ) - H 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 ON T] F' SUITE 205 - O a SUE' ITE 203 203 Q O O � ELEVATOR SUITE 207 207 OWOMEN'S RESTROOM E i MEN'S RESTROOM SUITE 201 20 — — JL — — — — D' I I SUITE 211 211 I I I I I I I I I I I I I ❑ i ON ELI UP D SUITE 214 214 SUITE 202 202 SUITE 204 204 SUITE 206 206 SUITE 208 208 SUITE 210 O SUITE22 12 O O O 212 STAIRTO (` MECHANICAL v TELL I I I I I I I I I I I I B r L� 0 1617 WESTCLI FF NEWPORT BEACH, CA JOB NO.1380 SANTA BARBARA OFFICE 3890 LA CUMBRE PLAZA LANE $TE.200 SANTA BARBARA,CA 93105 T[805]682-7000 F[805]682-7001 CULVER CITY OFFICE 3834 W ILLAT AVENUE — — — — — — SHUBIN DONALDSON ; RCHITECTS INC . T[3W1204-0s&EAsoz3z AF 1310]204-0219 04/20/2015 .DO/Vq y�c� Its DRAWN BY:Author * x �No. .CC1992207�$1 LLSU 20 9r R DATEAL CONDITIONAL USE PERMIT FDF cA� F° AMENDMENT OWNERAPPROVAL All ideas,designs,and plans indicated or represented by these drawings are owned by and are property of Shubin+Donaldson Inc.and were created and developed for use in connection with the specified project. None of such ideas,designs,or plans shall be used for any purpose whatsoever without the written permission of Shubin+Donaldson Inc. B Shubin+Donaldson Inc. REV.# DATE DESCRIPTION N CUP =5 LEVEL 2 FLOOR PLAN PROPOSED LEVEL SCALE: 1/8"= 11-0" PLAN �S Planning Commission - May 21 , 2015 Item No. 2a: Additional Materials Presented at Meeting 078) Plannin �II Til I I I i�r- O�SEW SRT, • Commission u s e.� 2015C4<IFORN�P • • is • 1 ME PREVIOUS FLOOR PLAN & CONCEPT Restaurant Seating 1,194 sq.ft. (indoor and outdoor seating) © Retail 2,272 sq.ft. (bakery, pre- packaged items, cheese, book, '� �■ O restrooms) s I_ p Non Public Area 1 o15 sq.ft. I iii d (kitchen, storage) Eliminate full-service bar Communny Planning Division 2 �p►b�i[�id�Q3'aOZ03'QS'aO�i�07aO:Q3'QiaOJ•1 �• -ti p „a���y'c .• • • .• •• •• ' fid �A N PROPOSED FLOOR PLAN & CONCEPT 6o6 square feet of outdoor area FRI 1,687 square feet indoor restaurant 0 ' Z ► . Full-Service Bar outdoor and indoor 2. 1li 0713 2012 Community Deve opmen epa ment- Planning Division 3 Planning Commission - May 21 , 2015 Item No. 2a: Additional Materials Presented at Meeting 078) �dEW�Rr 0 0 r U o- CqC/FORN`P ^h ON / y 150 • • is • • ISMIUMN, ' • • i Recommendation 15 Approve Conditional Use Permit No . UP2015 -019 Elimination of outdoor bar IF- 07/13/2012 Community Development Department- Planning Division 5 • � • • 11 • r r �111• • 4 A s y a ti 4 r For more information contact: IF BrendaWisneski 949-644-3297 bwisneski@newportbeachca.gov www.newportbeachca.gov