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Home My WebLink About3.0 - The Ritz Conditional Use Permit - PA2015-033 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT May 21, 2015 Meeting Agenda Item 3 SUBJECT: The Ritz Conditional Use Permit 2801 W. Coast Highway Conditional Use Permit No. UP2015-008 (PA2015-033) APPLICANT: Grill Concepts CD, Inc OWNER: GP's Landing, LLC PLANNER: Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY An amendment to Use Permit No. UP2051 and Outdoor Dining Permit No. OD68 to accommodate a new restaurant tenant, The Ritz, a food service restaurant with late hours, a Type 47 (beer, wine, distilled spirits) Alcoholic Beverage Control (ABC) license, and an outdoor dining patio. Use Permit No. UP2051 authorized the construction of the existing office building and restaurant, which exceeds the basic height limit of 26 feet and exceeds the maximum allowed 0.5 FAR of the site (22,400 square feet at 0.81 FAR authorized). The applicant requests: 1) to expand daytime hours to include 10:00 a.m. to 5:00 p.m. on Saturdays on the outdoor dining patio. The patio hours are currently allowed between the hours of 5:00 p.m. and 12:00 midnight on Saturdays; 2) live entertainment consisting of a piano or three non-amplified musicians at the interior of the restaurant between the hours of 5:00 p.m. and 12:00 midnight, weekdays, and 10:00 a.m. to 12:00 midnight, Saturday and Sunday; and 3) a modification to Condition No. 15 of Outdoor Dining Permit No. OD68, which prohibits solid, permanent roof coverings over the outdoor dining patio. This condition was originally intended to maintain coastal views between the buildings. If approved, this Conditional Use Permit would supersede Use Permit No. UP2051, its subsequent amendments, Outdoor Dining Permit No. OD68, and Staff Approval No. SA2014-015 (PA2014-112). Additionally, Operator License No. OL2014-007 (PA2014- 094) will need to be amended to reflect the additional hours of operation for the outdoor dining patio. 1 V� QP �P The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 2 VICINITY MAP ,-14 Subject -+ \ Property ��Cl x GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE MU-W1 (Mixed-Use MU-W1 (Mixed-Use Restaurant and Marine- Water Related) Water Related) Related/Office Tenants NORTH MU-H1 (Mixed-Use MU-H1 (Mixed-Use Restaurant and Retail Horizontal Mariners' Mile SOUTH Newport Harbor Newport Harbor Newport Harbor 9HEAST MU-W1 (Mixed-Use MU-W1 (Mixed-Use Restaurants Water Related Water Related WEST MU-W1 (MixedseMU-W1 (Mixed-Use Office Water Related) Water Related) 3 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 3 RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-008 to allow extended outdoor dining hours on Saturdays and live entertainment inside the establishment and denying the request for a larger sunshade structure on the outdoor dining patio. (Attachment No. PC 1). INTRODUCTION Project Setting The restaurant tenant space is located adjacent to Newport Harbor in Mariners' Mile. The 28,321-square-foot property is accessed from West Coast Highway and is developed with a three-story building. The restaurant occupies the entire first floor and office/marine-related uses are located on the second and third floors. Surrounding uses include restaurant and retail development to the north, restaurant uses to the east, office development to the west, and Newport Harbor to the south. The subject property shares a 75-space parking area with 2751 West Coast Highway, which is developed with a restaurant, Billy's by the Beach, and office tenants. Site photographs and street views of the subject property and surrounding uses are included as Attachment No. PC 3. Background On March 8, 1982, the City Council approved Use Permit No. UP2051 to construct the office building and restaurant (Chart House) at 2801 West Coast Highway in Mariners' Mile. The approval allowed the 22,400-square-foot, 35-foot high building to exceed the height limit of 26 feet and exceed the maximum allowed 14,160 square feet (0.5 FAR). A modification was approved to allow the use of compact car spaces for a portion of the required parking and to allow proposed parking spaces to encroach into the required front setback area. The use permit authorized valet service for the restaurant, approval of an off-site parking agreement, acceptance of an environmental document, and a traffic study. On September 4, 1986, the Planning Commission approved an amendment to Use Permit No. UP2051, allowing the Chart House restaurant to open for brunch and private parties on Saturdays, Sundays, and recognized holidays. An amendment to the previous off-site parking agreement was also approved. On January 5, 1989, the Planning Commission approved Use Permit No. UP3328, which permitted the establishment of a restaurant facility at 2751 West Coast Highway (Billy's by the Beach). This property and the subject property have a shared parking lot 4 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 4 as the two properties are owned in common. The approval included a full time valet parking service in conjunction with the restaurants, an off-site parking agreement that allows a portion of the required nighttime parking to be located in an off-site location at 2700 West Coast Highway, and a traffic study. At its meeting of March 13, 1989, the City Council approved the off-site parking agreement for the restaurant. On June 8, 1995, the Planning Commission approved an amendment to Use Permit No. UP3328 at 2751 West Coast Highway (Billy's by the Beach) to change the opening of the restaurant to 11:00 a.m., daily, instead of 5:00 p.m. At the time of approval, there were nine excess parking spaces and the weekday lunch period required 43 parking spaces. The approval included a waiver of 34 of the required daytime parking spaces. On November 9, 2000, the Planning Commission approved Outdoor Dining Permit No. OD67 and OD68 to allow the addition of a 515-square-foot outdoor dining patio at 2751 West Coast Highway (Billy's) and a 768-square-foot outdoor dining patio at 2801 West Coast Highway (Chart House). These approvals required 24 off-site parking spaces at 2620 Avon Street and 50 off-site parking spaces at 2700 West Coast Highway. On December 3, 2014, the Community Development Director approved Staff Approval No. SA2014-015 authorizing a building remodel to accommodate a new restaurant tenant, The Ritz, at 2801 West Coast Highway and finding the improvements in substantial conformance with Use Permit No. UP2051 and Outdoor Dining Permit No. OD68 (Attachment No. PC 4). This action authorized 823 square feet of office floor area to be relocated to the first floor level as back-of-house floor area for the restaurant. These improvements are currently under construction. On February 18, 2015, the subject application, Conditional Use Permit No. UP2015-008 was filed to modify the permitted restaurant operations. On February 26, 2015, the Chief of Police approved Operator License No. OL2014-007 to allow Grill Concepts CD, Inc. to operate a food service restaurant, The Ritz, with late hours, a Type 47 (On Sale, General) Alcoholic Beverage Control (ABC) license, and an outdoor dining patio (Attachment No. PC 5). Project Description The applicant requests an amendment to Use Permit No. UP2051 and Outdoor Dining Permit No. OD68 to accommodate a new restaurant tenant, The Ritz, a food service restaurant with late hours, a Type 47 (beer, wine, distilled spirits) Alcoholic Beverage Control (ABC) license, and outdoor dining. The restaurant provides 3,190 square feet of interior net public (seating and customer) area, which accommodates 187 seats. The accompanying outdoor dining patio is 732 square feet in area with 44 seats. The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 5 The applicant requests to expand the outdoor dining to include 10:00 a.m. to 5:00 p.m., Saturdays. The patio hours are already authorized between 5:00 p.m. and 12:00 midnight on Saturdays. The current hours of operation are as follows: Table 1. Existing and Proposed Hours of Operation Monday- Friday Saturday Sunday Proposed Thursday 5:00 p.m. to 5:00 p.m. to 10:00 a.m. 10:00 a.m. No Change 2:00 a.m. 2:00 a.m. to 2:00 a.m., to 2:00 Interior of including a.m., Restaurant recognized including holidays recognized holidays 5:00 p.m. to 5:00 p.m. to 5:00 p.m. to 10:00 a.m. 10:00 a.m. 10:00 P.M. 12:00 12:00 to 10:00 to 5:00 p.m., midnight, midnight, p.m. Saturdays Outdoor Dining including including Patio private private parties and parties and recognized recognized holidays holidays The applicant also requests live entertainment consisting of a piano or three non- amplified musicians at the interior of the restaurant between the hours of 5:00 p.m. and 12:00 midnight, daily. Finally, the applicant requests a modification to Condition No. 15 of Outdoor Dining Permit No. OD68, which prohibits solid, permanent roof coverings over the outdoor dining patio. If modified, the applicant seeks to utilize large sunshades to cover the outdoor patio. Refer to the applicant's project description provided as Attachment No. PC 6. No changes to the office component and existing marine-related uses in the building are requested or recommended as part of the subject application. DISCUSSION Consistency with General Plan/Coastal Land Use Plan/Zoning The Land Use Element of the General Plan and Zoning Code designates the waterfront properties within Mariners' Mile as Mixed-Use Water Related (MU-W1). This zoning district allows nonresidential uses and residential dwelling units to be intermixed. The project would allow the restaurant to extend the hours of operation for the outdoor dining patio and authorize live entertainment associated with the reuse of an existing eating and drinking establishment, maintaining the character of the district as currently developed. An eating and drinking establishment is consistent with the land use designation and 0 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 6 zoning district with the approval of a use permit. The restaurant was originally approved with a conditional use permit because the project includes an off-site parking agreement. Under the General Plan land use designation of MU-W1, the Floor Area Ratio (FAR) for the subject property is limited to 0.5 FAR for nonresidential development. The existing building exceeds the FAR limit to 0.81 FAR, as authorized under Use Permit No. UP2051. The proposed application will not result in an increase in the gross floor area or FAR. Outdoor Dining Patio Hours As approved under Staff Approval No. SA2014-015 and Operator License No. 01-2014- 007, the outdoor dining patio for The Ritz includes 732 square feet of dining area with 44 seats, consistent with Outdoor Dining Permit No. OD68. The patio hours are currently authorized between the hours of 5:00 p.m. and 12:00 midnight on Saturdays. The applicant requests expanded daytime hours of operation to include 10:00 a.m. to 5:00 p.m. on Saturdays on the outdoor dining patio. Daytime hours for the outdoor dining patio were not specifically discussed in the Planning Commission or City Council minutes for Outdoor Dining Permit No. OD68. The exclusion of the daytime hours from 10:00 a.m. through 5:00 p.m. appear to be an oversight in the approval process since the interior of the establishment is currently authorized to operate during these hours on Saturdays. The interior net public area is 3,190 square feet, and the Zoning Code allows outdoor dining areas up to 25 percent (or 797 square feet) of the interior net public area without an increase in the parking requirement. The outdoor dining patio is 732 square feet in area, which is less than the 768 square feet authorized under Outdoor Dining Permit No. OD68. Therefore, the outdoor dining patio does not require additional parking. Thus, extending the hours of operation for the outdoor dining patio will not require additional parking in accordance with the Zoning Code. Staff believes the requested hours for the outdoor dining patio are appropriate since additional parking is not required and the interior of the establishment is currently authorized to operate from 10:00 a.m. to 5:00 p.m. on Saturdays. Live Entertainment The Ritz's approved floor plan includes a piano with 13 adjacent seats at the interior of the restaurant area where live music will be offered during business hours. Pianos are exempt from the requirement for a live entertainment permit in accordance with Section 5.28.090 (Live Entertainment Establishments, Exceptions) of the Newport Beach Municipal Code. Use of the piano was authorized under Staff Approval No. SA2014-015 (PA2014-112) and Operator License No. OL2014-007 (PA2014-094). The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 7 The Ritz proposes live entertainment within the interior dining area and will include vocal and/or instrumental groups played at a background level without amplification. Live entertainment is proposed from 5:00 p.m. through 12:00 midnight on weekdays and from 10:00 a.m. through 12:00 midnight on Saturdays, Sundays, and recognized holidays. Staff believes the request is appropriate and will not create a nuisance to surrounding properties since live entertainment will occur entirely within the interior of the restaurant and will not include amplified music or instruments. The draft resolution has been conditioned to require the closing of the interior windows and doors while live entertainment is conducted to reduce the impacts of noise to residents across Newport Harbor. Patio Sunshade Conditional Use Permit No. UP2051 justified an increase in the height limit with an increased setback along the eastern portion of the property. Adding a permanent structure over the outdoor dining patio would restrict views and light and air achieved as a result of the wider setback at this location. The outdoor dining patio was first authorized under Outdoor Dining Permit No. OD68. The existing outdoor dining patio provides a clear 6-foot Plexiglas barrier to help reduce the impact of noise across the harbor. No sunshades or other permanent patio coverings are provided or allowed in the existing outdoor dining patio. As approved by the Planning Commission, Condition No. 15 of Outdoor Dining Permit No. OD68 reads as follows: "For sunshade purposes, coverings shall be limited to the use of umbrellas or retractable awnings with a minimum vertical clearance of 7 feet measured from the floor of the dining area to the lowest portion of the shade structure. The use of solid, permanent roof coverings or patio covers shall be prohibited." While not specifically discussed in the staff report or minutes from Planning Commission for OD68, staff believes that this condition of approval was intended to maintain coastal views between the buildings from West Coast Highway toward Newport Harbor. Staff Approval No. SA2014-015 authorized the relocation of the existing outdoor dining patio. Previously, the outdoor dining patio was located directly adjacent to the Billy's by the Beach outdoor dining patio, at the eastern portion of the property. A walkway was provided between the outdoor dining patio and the main restaurant. The new location of the outdoor dining patio shifts the outdoor dining patio over so that it is directly adjacent to the main restaurant and relocates the walkway between the two outdoor dining patios. Under accompanying Plan Check No. 1538-2014, a retractable awning was 2 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 8 permitted over the new outdoor dining patio in accordance with Condition No. 15. However, the permanent awning supports were held in-line with the existing building so as not to restrict views and in keeping with the intent of Condition No. 15. Refer to the floor plans and awning spec sheets approved under Plan Check No. 1538-2014 (Attachment No. PC 7). The applicant requests relief from this condition of approval to allow an enlarged sunshade to cover the entire outdoor dining patio with support structures located beyond the line of the existing building. Refer to the project floor plans, exterior elevations, and sunshade spec sheets to see the extent of the proposed structure (Attachment No. PC 7). The proposed sunshade consists of two albatross type umbrella structures that collapse rather than retract in comparison to the awning type previously approved under Plan Check No. 1538-2014. Each sunshade measures 23 feet by 19 feet 8 inches in width and depth and the height of the umbrella is 11 feet 9 inches when open and they extend up to 18 feet 3 inches in height via an upward telescopic closing function. The supports for the proposed sunshade extend 3 feet 10 inches beyond the line of the building. The applicant suggests that the larger sunshade is necessary in order to shade customers from environmental elements such as the sun, wind, rain, and birds. Public views from West Coast Highway to the Newport Harbor are created between the two buildings. Refer to Attachment PC 3, which provides a street view of the properties from West Coast Highway. The proposed sunshade would cover the entire patio and place support structures that would permanently restrict the view between the buildings and detract from the public views across the property toward the harbor. Several General Plan policies address the need to protect and enhance public views. This particular stretch of West Coast Highway is identified as a Coastal View Road per Figure NR3 and General Plan Policy NR 20.3: NR 20.3 (Public Views) Protect and enhance public view corridors from the following roadway segments (shown in Figure NR3), and other locations may be identified in the future: • Coast Highway from Newport Boulevard to Marino Drive (Bayshores) As the General Plan policy suggests, public views along this roadway segment of West Coast Highway should be protected and enhanced where feasible. Further, Coastal Land Use Plan Policy 2.1.4-7 suggests that existing view corridors from West Coast Highway should be protected and new corridors should be provided: 2.1.4-7. For bay-fronting properties, provide plazas and other open spaces that protect existing and provide new view corridors and access from Coast Highway to the Harbor. 9 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 9 The approved retractable awning per Staff Approval No. SA2014-015 does not provide support structures that would encroach into the view between the buildings. The awning can be retracted so that the full view of Newport Harbor from West Coast Highway can be protected outside of business hours or during times when the awning is retracted. General Plan Land Use Policy 6.19.9 and Coastal Land Use Policy 2.1.4-9 suggest that building masses should be clustered and designed to provide clear views and access to Newport Harbor: LU 6.19.9 Harbor and Bay Views and Access and CLUP Policy 2.1.4-9 Require that buildings be located and sites designed to provide clear views of and access to the Harbor and Bay from the Coast Highway and Newport Boulevard rights- of-way in accordance with the following principles, as appropriate: • Clustering of buildings to provide open view and access corridors to the Harbor • Modulation of building volume and masses • Variation of building heights • Inclusion of porticoes, arcades, windows, and other "see-through" elements in addition to the defined open corridor • Minimization of landscape, fencing, parked cars, and other nonstructural elements that block views and access to the Harbor • Prevention of the appearance of the public right-of-way being walled off from the Harbor • Inclusion of setbacks that in combination with setbacks on adjoining parcels cumulatively form functional view corridors • Encouragement of adjoining properties to combine their view corridors that achieve a larger cumulative corridor than would have been achieved independently. • A site-specific analysis shall be conducted for new development to determine the appropriate size, configuration, and design of the view and access corridor that meets these objectives, which shall be subject to approval in the Development Plan review process. (Imp 2.1) This policy is specific to the location and clustering of buildings in Mariners' Mile. It encourages the use of "see-through" elements and the minimization of landscape, fencing, parked cars, and other nonstructural elements that block views and access to the Harbor. The proposed sunshade size and location is consistent with setback, height, and other development standards prescribed in the Zoning Code. However, the larger patio cover together with the required 6-foot high windscreen (in accordance with Condition No. 29 of Outdoor Dining Permit No. OD68) would block views and would be inconsistent with this policy. As a result of these policies, staff believes the required use permit findings to authorize the larger patio sunshade cannot be supported. The findings require that the project be consistent with the General Plan and that the use of the structure would not jeopardize 10 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 10 the interests and welfare of residents and persons in the neighborhood. Several General Plan and Coastal Land Use Plan policies are in conflict with the applicants request to construct a larger sunshade structure in the outdoor dining patio between the buildings and result in a restriction of public views of Newport Harbor. Thus, staff recommends that the applicant's request for the larger sunshade (as shown in Attachment No. PC 8) be denied, limiting the design to the sunshade structure as approved under Plan Check No. 1538-2014 (Attachment No. PC 7). Mariners'Mile Strategic Vision and Design Framework The Mariners' Mile Strategic Vision and Design Framework is a vision for an improved, enriched, and enlivened Mariners' Mile. The Strategic Vision identifies a series of goals for the Mariners' Mile Waterfront. These goals include building and reinforcing connections from the water to Pacific Coast Highway and the Mariners' Village core. A restaurant at the subject location helps to establish this connection, enhancing the character of the area, and providing a complementary commercial use as intended for this area. The Design Framework identifies key objectives for planning and urban design, landscaping, signage, architecture, and parking in Mariners' Mile. The Design Framework acknowledges that there is limited access to the water including blocked views and fragmented connections between properties due to historic development patterns. Opening up and promoting waterfront access is identified as one of the primary goals for this area. While the majority of the applicant's requests involve operational changes to the restaurant's use, the proposed outdoor dining patio sunshade may further restrict coastal views and the interface between West Coast Highway and the water. The retractable awning as previously approved under Plan Check No. 1538-2014 will continue to provide shelter from the elements as requested by the applicant while minimizing impacts to this critical connection between the street and the waterfront. Conditional Use Permit Findings The requested live entertainment, outdoor dining patio hours, and modification of Condition No. 15 of Outdoor Dining Permit No. 68 are considered substantial changes in operation that require the approval of a conditional use permit. Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve 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 this Zoning Code and the Municipal Code; 11 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 11 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. Staff believes sufficient facts exist in support of each finding to allow the extended outdoor dining patio hours and live entertainment as requested by the applicant. The operation is defined as Food Service, Late Hours, and is consistent with the purpose and intent of MU-W1 (Mixed-Use Water Related) General Plan land use designation and Zoning District. Food Service with alcohol service can be expected to be found in this area and is complementary to the visitor-serving goals of the Mariners' Mile waterfront. Since live entertainment is proposed only within the interior of the restaurant, it is expected to operate in an effective manner that is compatible with the surrounding land uses. The extended hours of operation proposed for the outdoor dining patio allow the restaurant the ability to offer brunch service on Saturdays, will not result in additional parking requirements, and will result in minimal noise impacts to surrounding uses. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. The proposed restaurant use is expected to have a positive impact on the overall economic health of the community and may maintain the vitality of commercial properties within Mariners' Mile. Therefore, staff believes the proposed outdoor dining patio hours and the request for live entertainment are appropriate for this location. Conversely, staff believes the applicant's request for a larger outdoor dining sunshade conflicts with several General Plan and Coastal Land Use Policies oriented toward the preservation and improvement of the view corridor along Mariners' Mile toward Newport Harbor. These policies suggest that the design and location of buildings and support structures should be carefully considered to preserve and improve upon these views. Use Permit No. UP2051 authorized an increase in the height of the building based on the larger setback provided at the eastern portion of the property, which affords views through the site. The location and design of the proposed sunshade would be in conflict with the orderly growth of the City and jeopardize the public interest to maintain views along West Coast Highway. Staff recommends the Planning Commission uphold the sunshade location and design as approved under Plan Check No. 1538-2014. 12 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 12 Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval for any of the applicant's requests, the Planning Commission should deny the application request (Attachment No. PC 2). In this case, the plans approved under Staff Approval No. SA2014-015 (PA2014-112) will remain in effect unless action is taken to revoke this permit. Environmental Review The proposed project involves operational changes to an existing restaurant and qualifies for a categorical exemption from CEQA under Class 1 (Existing Facilities). The Class 1 exemption includes interior and exterior alterations and the project involves operational changes to the business which will not result in an increase in the gross floor area or net public area of the 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) including the applicant 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 by: Submitted by: Maka& N a Associate Planner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Site Photos and Street Views from West Coast Highway 13 The Ritz Conditional Use Permit Planning Commission, May 21, 2015 Page 13 PC 4 Staff Approval Action Letter (with prior discretionary approvals attached) PC 5 Operator License Action Letter PC 6 Applicant's Project Description PC 7 Plan Check 1538-2014 Plans PC 8 Proposed Project plans 04/0714 -4 Attachment No. PC 1 Draft Resolution with Findings and Conditions 15 V� QP �P 2� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2015-008 TO ALLOW EXTENDED OUTDOOR DINING HOURS ON SATURDAYS AND LIVE ENTERTAINMENT INSIDE THE ESTABLISHMENT AND DENYING THE REQUEST FOR A LARGER PERMANENT AWNING STRUCTURE ON THE OUTDOOR DINING PATIO LOCATED AT 2801 WEST COAST HIGHWAY (PA2015-033) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Grill Concepts CD, Inc., with respect to property located at 2801 West Coast Highway, and legally described as a portion of Lot H of Tract 919, requesting approval of a conditional use permit. 2. The applicant proposes an amendment to Use Permit No. UP2051 and Outdoor Dining Permit No. OD68 to accommodate a new restaurant tenant, The Ritz, a food service restaurant with late hours, a Type 47 (beer, wine, distilled spirits) Alcoholic Beverage Control (ABC) license, and an outdoor dining patio. Use Permit No. UP2051 authorized the construction of the existing office building and restaurant, which exceeds the basic height limit of 26 feet and exceeds the maximum allowed 0.5 FAR of the site (22,400 square feet or 0.81 FAR). The applicant requests expanded daytime hours of operation to include 10:00 a.m. to 5:00 p.m. on Saturdays on the outdoor dining patio. The patio hours are currently allowed between the hours of 5:00 p.m. and 12:00 midnight on Saturdays. The applicant also requests live entertainment consisting of a piano or three non-amplified musicians at the interior of the restaurant between the hours of 5:00 p.m. and 12:00 midnight, on weekdays and 10:00 a.m. through 12:00 midnight, Saturday and Sunday. Finally, the applicant requests a modification to Condition No. 15 of Outdoor Dining Permit No. OD68, which prohibits solid, permanent roof coverings over the outdoor dining patio. 3. The subject property is located within the MU-W1 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W1 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-W (Mixed-Use Water Related). 5. A public hearing was held on 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. 17 Planning Commission Resolution No. Ott Page 2 of 16 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). 2. The Class 1 exemption includes interior and exterior alterations and the project involves operational changes to the business which will not result in an increase in the gross floor area or net public area of the restaurant. SECTION 3. REQUIRED FINDINGS. Pursuant to Section 20.20.020 (Commercial Zoning Districts, Land Uses and Permit Requirements) of the Newport Beach Municipal Code, eating and drinking establishments classified as Food Service, Late Hours, require the approval of a use permit within the MU-W1 (Mixed-Use Water Related) Zoning District. The existing establishment operates pursuant to Use Permit No. UP2051, Outdoor Dining Permit No. OD68, and Staff Approval No. SA2014-015 (PA2014-112). The requested live entertainment, outdoor dining patio hours, and modification to the conditions to allow for a larger awning structure are considered substantial changes in operation that require a conditional use permit. In accordance with Section 20.52.020.E (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 MU-W1 (Mixed-Use Water Related) land use designation applies to waterfront properties along the Mariners' Mile Corridor in which marine-related, visitor-serving, commercial uses are intermixed with buildings that provide residential uses above the ground floor. Although the subject property does not include residential uses, the existing eating and drinking establishment and office-uses on-site are consistent with the visitor-serving and marine-related land uses intended for the MU-W1 (Mixed-Use Water Related) land use designation of the General Plan. 2. The existing development was approved under Use Permit No. UP2051 to exceed the 0.5 Floor Area Ratio (FAR) up to 0.81 FAR (22,400 square feet). The operational changes to the restaurant will not result in an increase of the existing gross floor area and resulting FAR. 3. The proposed live entertainment will be located inside of the eating and drinking establishment and will be consistent with the overall intent of the MU-W1 land use 03-03-2015 _T Planning Commission Resolution No. eft Page 3 of 16 designation and policies of the General Plan. Land Use Element Policy LU5.2.2 (Buffering Residential Areas) suggests that commercial uses adjoining residential neighborhoods should be designed to be compatible and minimize impacts to these uses. Limiting live entertainment to the interior of the establishment will ensure that noise impacts to residents across Newport Harbor are minimized. 4. The requested daytime outdoor dining patio hours are compatible with the goals established for the Mariners' Mile district. Land Use Policy 6.19.10 (Waterfront Promenade) of the General Plan requires that development on the bay frontage implement amenities that ensure access for coastal visitors. Expanding the existing outdoor dining patio hours to allow for brunch service on Saturdays will provide an additional amenity for coastal visitors to enjoy the bay frontage. 5. Natural Resources Policy 20.3 (Public Views), Land Use Element Policy 6.19.9 (Harbor and Bay Views and Access), CLUP Policy 2.1.4-9, and CLUP Policy 3.1.3-8 identify the Mariners' Mile waterfront as a view corridor and recommend the strategic placement and siting of buildings to preserve public views from West Coast Highway toward Newport Harbor. In particular, Policy LU6.19.9 encourages the use of "see- through" elements and the minimization of accessory structures that block views and access to the Harbor. The proposed larger awning over the outdoor dining patio runs contrary to these policies and would prevent the preservation of harbor views between the buildings. The retractable awning location as currently approved under SA2014- 015 (PA2014-112) preserves the intent of these policies. 6. 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. The MU-W1 (Mixed-Use Water Related) zoning district applies to waterfront properties along the Mariners' Mile Corridor in which nonresidential uses and residential dwelling units may be intermixed. Eating and drinking establishments classified as Food Service, Late Hours, require the approval of a conditional use permit within the MU-W1 (Mixed- Use Water Related) Zoning District. 2. Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code states that all activities shall be conducted entirely within an enclosed structure, with the exception of checking patron's identification, valet parking activities, and outdoor dining. The proposed live entertainment will be conducted entirely within the interior of the restaurant. 3. Section 20.48.090.3.b (Eating and Drinking Establishments, Outdoor Dining) also requires that the review authority consider the relation of outdoor dining to sensitive 03-03-2015 2J Planning Commission Resolution No. #### Page 4 of 16 noise receptors. The extended brunch hours on Saturdays from 10:00 a.m. through 5:00 p.m. for the outdoor dining patio will minimize noise impacts to residents located across Newport Harbor. The extended hours occur in the daytime and are permitted with an amendment to the existing conditional use permit. 4. The size of the outdoor dining patio does not exceed 25 percent of the interior net public area of the restaurant and thus, does not require additional parking on-site during the extended patio hours on Saturdays. 5. The operational changes to the eating and drinking establishment are consistent with the Mariners' Mile Strategic Vision and Framework. The business will support local establishments within Mariners' Mile and improve the waterfront promenade. However, the location of the larger patio awning does not support the goals and policies of this framework to preserve open views along the waterfront. 6. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. An eating and drinking establishment has operated in this location since 1982 pursuant to Use Permit No. UP2051 and Outdoor Dining Permit No. OD68. The commercial building is previously developed with the infrastructure to accommodate an eating and drinking establishment. The location is compatible with other commercial uses in Mariners' Mile and serves as a key location along the waterfront promenade. The eating and drinking establishment also serves as an important visitor-serving use that benefits the area, which is in furtherance of the City's Coastal Land Use Plan and the Coastal Act. 2. The majority of restaurants located along the waterfront promenade in Mariners' Mile have use permits that allow for live entertainment. These restaurants include Billy's by the Beach, Villa Nova, Rusty Pelican, Joe's Crab Shack, and Shamrock Bar and Grill. Live entertainment at these locations has proven to be compatible with the surrounding community where live entertainment is limited to the interior of the establishment. 3. The operational conditions of approval will promote compatibility with the surrounding uses. Live entertainment will be indoors and the restaurant windows will be closed when live entertainment is conducted. 4. Hours of operation from 11:00 a.m. through 12:00 midnight on Saturdays are currently permitted for Billy's by the Beach at 2751 West Coast Highway, which is adjacent to the subject property. The proximity of this similar use demonstrates that the proposed 03-03-2015 20 Planning Commission Resolution No. Ott Page 5 of 16 daytime outdoor patio hours for the subject property will be compatible with other uses in the vicinity. 5. The extended outdoor dining patio hours from 10:00 a.m. through 5:00 p.m. on Saturdays will allow the restaurant to maintain consistent daytime hours of operation between the interior of the restaurant and the outdoor dining patio. 6. The expanded awning location will restrict public views through the site toward Newport Harbor and is thus incompatible with other uses in the vicinity. 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 project site is located within an existing commercial building and the tenant space is designed and developed for an eating and drinking establishment. The design, size, location, and operating characteristics of the use are compatible with the surrounding neighborhood. The existing tenant space on the subject property has historically been utilized as an eating and drinking establishment and no physical improvements are proposed to allow live entertainment and extended outdoor dining patio hours in the restaurant. 2. The extended outdoor dining patio hours on Saturdays from 10:00 a.m. through 5:00 p.m. will not require additional on-site parking in accordance with the Zoning Code development standards because the patio does not exceed 25 percent of the interior net public area of the restaurant. 3. The proposed patio awning will restrict views through the site, which is in conflict with General Plan and Coastal Land Use Policies. The Mariners' Mile Design Framework acknowledges that there is limited access to the water including blocked views and fragmented connections between properties due to historic development patterns. These policies all suggest that accessory structures should be strategically designed and placed to maximize views from West Coast Highway toward Newport Harbor. The proposed larger awning location is contrary to these policies while the awning previously permitted under Staff Approval No. SA2014-015 (PA2014-112) maintains the intent of the conditions of approval under Outdoor Dining Permit No. OD68 and preserves the applicants goal to shield the majority of patrons from wind, sun, and rain elements while dining on the outdoor patio. 4. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 03-03-2015 21 Planning Commission Resolution No. Ott Page 6 of 16 5. The design of the tenant improvements comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. 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 project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. Limiting live entertainment non-amplified music located within the interior of the establishment reduces noise impacts to residents across Newport Harbor and helps to ensure the restaurant will remain in compliance with Chapter 10.26 (Community Noise Control) of the Newport Beach Municipal Code. 2. The addition of live entertainment and extended outdoor patio hours will provide an additional amenity to patrons of the restaurant. 3. The extended daytime outdoor dining patio hours on Saturdays will allow the restaurant to maintain consistent daytime hours of operation between the inside of the restaurant and the outdoor dining patio. 4. The proposed location of the expanded patio awning is contrary to City policies and may jeopardize the public's ability to enjoy the public view corridor of Newport Harbor from West Coast Highway. The awning location as approved under Staff Approval No. SA2014-015 (PA2014-112) will maintain consistency with the existing conditions of approval for the outdoor dining patio and maintain views toward the harbor. 5. 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2015-008 (PA2015-033) authorizing daytime hours of operation for the outdoor dining patio on Saturdays and live entertainment within the interior of the restaurant, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 03-03-2015 22 Planning Commission Resolution No. #### Page 7 of 16 2. The Planning Commission of the City of Newport Beach hereby denies the applicant's request for a larger permanent awning structure on the outdoor dining patio. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 4. This resolution supersedes Use Permit No. UP2051, its subsequent amendments, Outdoor Dining Permit No. OD68, and Staff Approval No. SA2014-015 (PA2014-112), which upon vesting of the rights authorized by this Conditional Use Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 2155 DAY OF MAY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 03-03-2015 2S Planning Commission Resolution No. Ott Page 8 of 16 EXHIBIT "A" CONDITIONS OF APPROVAL (New conditions of approval are marked in italics. All other conditions of approval are carried over and completed in compliance with prior discretionary approvals) PLANNING Building Conditions from UP2051 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. All commercial areas in excess of 0.5 times the buildable area of the site (i.e. 8,682 square feet) shall be used by marine-oriented uses as required by the Mariners' Mile Specific Area Plan. 3. If the particular percentage of marine-oriented uses is not maintained, due to a change in occupancy from marine-oriented to some other proposed uses, that the property not used by the marine-oriented uses is to remain vacant and unused until a suitable tenant which fits the marine-oriented criteria is found. That the applicant or permittee consents to maintain that space as unoccupied and understands that the vacancy may result in economic hardship. 4. The applicant or permittee by accepting the use permit approval, consents to the specific enforcement of all conditions imposed by the Commission and specifically the conditions relating to the required occupancy of a percentage of the structure by marine-related uses and that the applicant or permittee waives any rights to defend any legal action brought by the City to specifically enforce those conditions of occupancy. 5. The owner of the property is required to notify the Planning Division of the City of Newport Beach upon any change in tenancy which would affect the marine-oriented uses and shall provide copies of all documents requested by the Planning Division or the City in conjunction with that change in tenancy. 6. The applicant shall record a Covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and its successors in interest in perpetuity, to a limitation of 0.81 times the buildable area on the subject property, in consideration of granting the use permit to exceed the height. 7. The following disclosure statement of Newport Beach's policy regarding John Wayne Airport should be included in any covenants, conditions, and restrictions, which may be recorded against the property. Disclosure Statement The Lessee herein, his heirs, successors and assigns acknowledge that: 03-03-2015 24 Planning Commission Resolution No. #### Page 9 of 16 (a) The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such services; (b) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport. (c) The City of Newport Beach may continue to oppose additional commercial air service expansions at the John Wayne Airport; (d) Lessee, his heirs, successors and assigns will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. 8. A 6-foot wide easement shall be dedicated to the City for unobstructed public access across the bayside of the parcel and that the walkway be improved with the design to be approved by the Public Works Department. 9. A 6-foot wide easement shall be dedicated to the City for access to the bayside public walkway from West Coast Highway and that the location of the easement be approved by the Public Works Department. 10. The on-site vehicular and pedestrian circulation systems shall be subject to further review by the Public Works Department. 11. Prior to demolition of existing facilities and construction of the new facilities, a complete plan for litter and debris control shall be approved by the Planning Division and Harbor Resources Division to ensure that no debris is permitted to enter Newport Harbor. 12. All on-site drainage shall be approved by the City Public Works Department. 13. The landscape plans for plantings adjacent to the public right-of-way shall be reviewed and approved by the Public Works Department. 14. The landscape plan shall be subject to the review of the Parks, Beaches, and Recreation Department, and the approval of the Planning Division. 15. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 16. The landscape plan shall place heavy emphasis on the use of drought-resistant native vegetation, and be irrigated with a system designed to avoid surface runoff and overwater. 17. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities. 18. Final design of the project shall provide for the sorting and collection of recyclable material from other solid waste. Prior to occupancy of the building, the program for sorting recyclable material shall be developed and approved by the Planning Division. 03-03-2015 25 Planning Commission Resolution No. Ott Page 10 of 16 19. The southbound leg of Riverside Avenue at the intersection of Riverside Avenue and West Coast highway shall be restriped to provide the following facilities: a. A right-turn-only lane to accommodate traffic turning westbound onto West Coast Highway. b. A right-turn and through lane for westbound and southbound traffic; c. A left-turn-only lane to accommodate traffic turning eastbound onto West Coast Highway; and, d. Additional painted symbols on southbound Riverside Avenue north of the intersection to adequately implement the mitigation at the intersection. 20. Non-standard concrete sidewalk and curb along the West Coast Highway frontage shall be reconstructed and any unused drive aprons be removed and replaced with curb, gutter, and sidewalk. That all public improvements be completed under an encroachment permit issued by the California Department of Transportation. Restaurant 21. Development shall be in substantial conformance with the approved site plan and floor plan, except as noted in the following conditions. 22. The interior net public area shall be limited to a maximum of 3,190 square feet as depicted in the approved plans. 23. The hours of operation for the establishment shall be as follows: Interior of Restaurant • 5:00 p.m. to 2:00 a.m., Monday through Friday • 10:00 a.m. to 2:00 a.m., Saturday, Sunday, and recognized holidays Patio • 5:00 p.m. to 10:00p.m., Monday through Thursday, including private parties and recognized holidays • 5:00 p.m. to 12:00 midnight, Friday, including private parties and recognized holidays • 10:00 a.m. to 12:00 midnight, Saturdays, including private parties and recognized holidays • 10:00 a.m. to 10:00 p.m., Sundays 24. Alcohol service in the form of a Type 47 (On Sale General) Alcoholic Beverage Control license shall be limited to the interior of restaurant and the outdoor dining patio. 25. Live entertainment shall be limited to a piano or three non-amplified musicians/performers at the interior of the restaurant between the hours of 5:00 p.m. and 12:00 midnight, Monday through Friday, and 10:00 a.m. and 12:00 midnight, Saturday and Sunday. 03-03-2015 20 Planning Commission Resolution No. Ott Page 11 of 16 26. The restaurant windows and doors shall remain closed while live entertainment is conducted within the establishment. 27. Dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit, any previous use permits, and outdoor dining permits, and other required application is first approved in accordance with the provisions of the Municipal Code. 28. Operator License No. OL2014-007 (PA2014-094) shall be updated to reflect the operational changes authorized under this Conditional Use Permit. Restaurant Site Maintenance 29. The area outside of the food establishment shall be maintained in a clean and orderly manner. 30. All mechanical equipment and trash areas shall be screened from West Coast Highway or adjoining properties. 31. 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. 32. The applicant shall maintain the trash dumpsters or receptacles so as to control odors, which may include the provision of fully self-contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. 33. Storage outside of the building shall be prohibited, with the exception of the required trash container enclosure and existing storage structures. 34. Upon completion of construction, the project applicant shall provide for weekly vacuum sweeping of all paved parking areas and drives. A weekly cleanup program around the docks and public walks shall be conducted on a regular basis. 35. Final design of the project shall provide for adequate security lighting in public areas of the project site. 36. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit, the applicant shall provide to the Planning Division, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of 03-03-2015 27 Planning Commission Resolution No. Ott Page 12 of 16 building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 37. The project shall be so designed to eliminate light and glare spillage on adjacent uses. Any parking lot lighting shall be subject to the approval of the Planning Division. Outdoor Dining Patio 38. The Conditional Use Permit allows for an existing full service restaurant facility as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale and service of alcoholic beverages incidental to the food use during the specified restaurant hours of operation. 39. The accessory outdoor dining for the restaurant located at 2801 West Coast Highway shall be used in conjunction with the related adjacent food establishment and shall be limited to 768 square feet maximum of dining area. 40. The outdoor dining patio shall maintain the required 10-foot bulkhead setback. 41. The outdoor dining area associated with the restaurant uses shall be limited to the area as delineated on the approved site plan only. 42. The area of the outdoor dining shall be delineated within a minimum 6-foot high physical barriers designed, installed, and maintained around the patio area to ensure compliance with the Community Noise Control Ordinance (Chapter 10.26 of the Newport Beach Municipal Code). 43. The retractable awning structure that extends over the outdoor dining area shall not be changed or modified to create a full-weather enclosure. 44. For sunshade purposes, coverings shall be limited to the use of umbrellas or retractable awnings with a minimum vertical clearance of seven (7) feet measured from the floor of the dining area to the lowest portion of the shade structure. The use of solid, permanent roof coverings or patio coverings shall be prohibited. 45. The awning shall be retracted outside of business hours. Support structures for the retractable awning shall not extend beyond the existing building line to maintain public views from West Coast Highway toward Newport Harbor. 46. The applicant shall retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the live entertainment to ensure compliance with these conditions and Chapter 10.26 (Community Noise Control) of the Newport Beach Municipal Code, if required by the Community Development Director. 47. Should problems arise with regard to noise associated with the outdoor dining areas, the Planning Division reserves the right to require the removal of all or a portion of the 03-03-2015 22 Planning Commission Resolution No. #### Page 13 of 16 outdoor dining area seating in the areas which contribute to the noise problems or complaints. 48. No live entertainment is permitted in the outdoor dining area. 49. The patio shall be closed for the evening upon verification of non-compliance with any conditions of this Conditional Use Permit and if the patio is not closed, the matter shall be referred to the Planning Division for action on the Conditional Use Permit. 50. Should problems arise with regard to tables, chairs or stools encroaching into the public right-of-way, private property pedestrian access or walkways, the Planning Division reserves the right to require the removal of all or a portion of the outdoor dining area seating. Parking and Public Works 51. A minimum of seventy five (75) parking spaces shall be provided on-site. 52. The parking layout shall comply with the previously approved parking plan. If the previously approved compact stalls cannot be provided, the stalls shall be converted to standard size spaces. Future changes to the parking lot design shall be reviewed and approved by the Public Works Director if the changes meet applicable standards and all applicable conditions of approval. 53. A minimum of one parking space per 250 square feet of net floor area shall be provided for the office use and a minimum of one parking space per 40 square feet of net public area shall be provided for the restaurant use. 54. A minimum of fifty (50) parking spaces shall be maintained in the off-site lot located at 2700 West Coast Highway. 55. A minimum of twenty-four (24) parking spaces shall be maintained in the off-site lot located at 2620 Avon Street. 56. The owner or owners and the City shall execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off-street parking on such lots for the duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off-street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder. 57. The Off-Site parking agreement shall be reviewed and approved by the Traffic Engineer prior to issuance of the occupancy permit or implementation of the outdoor dining. 58. The revised off-site parking plan and the parking plan for the off-site lots located at 2700 West Coast Highway and 2620 Avon Street, and the vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer to 03-03-2015 Planning Commission Resolution No. #### Page 14 of 16 approve the new parking configuration in compliance with the previously approved use permit if any alterations are made to the off-site lot. 59. No commercial, marina operated boat docking facilities shall be permitted bayward of the site unless the applicant shall obtain the required Harbor permits and provides the necessary upland support facilities (i.e. restroom facilities for the boat slip users and 0.75 parking spaces for each marina boat slip and 0.75 parking spaces for each 25 feet of available mooring spaces not classified as a slip). 60. All restaurant employees shall park their vehicles on the Mariners' Mile off-site parking lot. 61. Valet parking service shall be provided at all times during the restaurant's hours of operation. 62. Prior to the issuance of building permits, the valet plan shall be approved to the satisfaction of the Traffic Engineer. 63. The existing pedestrian easement shall be kept clear of obstructions. 64. All improvements shall be constructed as required by Newport Beach Ordinance and the Public Works Department. Building Division Requirements 65. A building permit and operator license shall be obtained prior to commencement of the construction. A copy of this approval letter shall be incorporated into both the Building Division and field sets of plans prior to issuance of the building permits. 66. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. 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. 67. Kitchen exhaust fans shall be designed to control odors and smoke in accordance with Rule 50 of the Air Pollution Control District. 68. A washout area for the restaurant trash containers shall be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains. 69. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code. 03-03-2015 so Planning Commission Resolution No. #### Page 15 of 16 70. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 71. The removal of the stairway to the second floor level where the proposed outdoor dining patio is located shall comply with building egress requirements to the satisfaction of the Building Official. Fire Department Requirements 72. The proposed fire pit installation and location must comply with the manufacturer's specifications, California Fire Code, and the California Mechanical Code with regard to horizontal and vertical clearances. 73. A hood fire suppression system must be installed over the cooking areas as required by the California Fire Code 904.2.1. 74. Fire Sprinklers will be required and must be extended to any additions to the structure. 75. Dumpsters with an individual capacity of 200 gallons or more shall not be stored in buildings or placed within 5 feet of combustible walls openings or combustible roof eave lines unless the dumpsters are constructed of noncombustible materials. Exception: Dumpsters in areas protected by an approved automatic sprinkler system installed throughout in accordance with Section 903.3.1.1 or 903.3.1.3 C.F.C. (Examples of combustible construction: plaster on wood, gypsum board on wood studs, plywood or other wood sheathing on wood metal studs). C.F.C. Section 304.3.4. 76. Interior finishes must meet California Building Code Section 803. Standard Conditions 77. Should this business 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 owner or the leasing company. 78. The Planning Commission may add to or modify conditions of approval to this Conditional Use Permit or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this Outdoor Dining Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 79. That this Conditional Use Permit shall expire unless exercised within twenty-four months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code. 80. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 03-03-2015 31 Planning Commission Resolution No. #### Page 16 of 16 81. 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 Ritz Conditional Use Permit including, but not limited to, Conditional Use Permit No. UP2015-008 (PA2015-033) 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 the City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 03-03-2015 32 Attachment No. PC 2 Draft Resolution for Denial 33 V� QP �P 31{ RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2015-008 FOR EXTENDED OUTDOOR DINING HOURS ON SATURDAYS, LIVE ENTERTAINMENT INSIDE THE ESTABLISHMENT, AND A LARGER PERMANENT AWNING STRUCTURE ON THE OUTDOOR DINING PATIO LOCATED AT 2801 WEST COAST HIGHWAY (PA2015-033) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Grill Concepts CD, Inc., with respect to property located at 2801 West Coast Highway, and legally described as a portion of Lot H of Tract 919, requesting approval of a conditional use permit. 2. The applicant proposes an amendment to Use Permit No. UP2051 and Outdoor Dining Permit No. OD68 to accommodate a new restaurant tenant, The Ritz, a food service restaurant with late hours, a Type 47 (beer, wine, distilled spirits) Alcoholic Beverage Control (ABC) license, and an outdoor dining patio. Use Permit No. UP2051 authorized the construction of the existing office building and restaurant, which exceeds the basic height limit of 26 feet and exceeds the maximum allowed 0.5 FAR of the site (22,400 square feet or 0.81 FAR). The applicant requests expanded daytime hours of operation to include 10:00 a.m. to 5:00 p.m. on Saturdays on the outdoor dining patio. The patio hours are currently allowed between the hours of 5:00 p.m. and 12:00 midnight on Saturdays. The applicant also requests live entertainment consisting of a piano or three non-amplified musicians at the interior of the restaurant between the hours of 5:00 p.m. and 12:00 midnight, on weekdays and 10:00 a.m. through 12:00 midnight, Saturday and Sunday. Finally, the applicant requests a modification to Condition No. 15 of Outdoor Dining Permit No. OD68, which prohibits solid, permanent roof coverings over the outdoor dining patio. 3. The subject property is located within the MU-W1 (Mixed-Use Water Related) Zoning District and the General Plan Land Use Element category is MU-W1 (Mixed-Use Water Related). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-W (Mixed-Use Water Related). 5. A public hearing was held on 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. S.5 Planning Commission Resolution No. #### Page 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.E (Findings and Decision) of the Zoning Code, eating and drinking establishments classified as "Food Service, Late Hours' located within the MU- W1 (Mixed-Use Water Related) Zoning District require the approval of a use permit. The Planning Commission may approve a use permit only after making each of the five required findings set forth in Section 20.52.020.F. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit to modify the food service, late hours use is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. 3. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. 4. The proposed modifications to the existing use permit are neither required by code nor necessary for the enjoyment of the property. If desired, and as shown through previously approved building permits, the subject property can be utilized as authorized under Use Permit No. UP2051, its subsequent amendments, Outdoor Dining Permit No. OD68, and Staff Approval No. SA2014-015 (PA2014-112).- 5. The subject property is consistent in orientation, size and shape with typical lots in this neighborhood which are designed with commercial and mixed-use development. Operation of the use at the location proposed would be detrimental to the harmonious and orderly growth of the City. 6. Granting of the use permit would provide special privileges to the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2015-008 (PA2015-033) for daytime hours of operation for the outdoor dining patio on Saturdays, live entertainment within the interior of the restaurant, and a larger awning on the outdoor dining patio. 03-03-2015 so Planning Commission Resolution No. #### Page 3 of 3 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 21St DAY OF MAY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 03-03-2015 V� QP �P 3g Attachment No. PC 3 Site Photos and Street Views from West Coast Highway 3� V� QP �P �o m Kv �z I Existing pedestrian walkway adjacent to the Ritz and Newport Existing interior of the restaurant tenant space at 2801 West Harbor Coast Highway. Jill MOL Existing building and outdoor dining patio at 2801 West Coast Existing outdoor dining patio for 2851 and 2801 West#o9ast Highway. Highway. 41 i r i i I -t` IT r Existing outdoor dining patio and entrance to the Ritz. The new Existing pedestrian walkway adjacent to the Ritz and Newport outdoor dining patio (currently under construction will shift the location Harbor of the outdoor dining patio so that it is directly adjacent to the building. 42 } ,r Sgt% ++ f I - 1 Y \„r WN `w r. 1, 4 n �1 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. PC 4 Staff Approval Action Letter (with prior discretionary approvals attached) 45 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 �SWPO COMMUNITY DEVELOPMENT DEPARTMENT 04 �� PLANNING DIVISION r 3 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 - (949) 644-3200 Fax: (949) 644-3229 rox�" www.newoortbeachca.eov COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER Application No. Staff Approval No. SA2014-015 (PA2014-112) Applicant GP's Landing, LLC Site Address 2801 W. Coast Highway The Ritz Staff Approval Legal Description A portion of Lot H of Tract 919 On December 3. 2014, the Community Development Director approved Staff Approval No. SA2014-015. This approval is based on the following findings and subject to the following conditions. PROJECT SUMMARY The applicant requests a determination of substantial conformance with Use Permit No. UP2051 and Outdoor Dining�_Permit No. OD68 authorizing_ a _building—remodel to accommodate a new restaurant tenant, The Ritz. A 340-square-foot portion of the first level restaurant and 823-square-foot portion of the third level office area will be removed and converted to outdoor area. This floor area will then be added back at the first floor level to accommodate back-of-house area for the new restaurant tenant. The removal of office floor area reduces the overall parking requirement, allowing eight parking spaces to be removed at the first floor level to accommodate the additional floor area at the first level. Additionally, the existing outdoor dining patio will be relocated adjacent to the building. The existing 22,400-square-foot structure exceeds the 0.5 floor area ratio (FAR) of 14,099 square feet as approved under Use Permit No. UP2051. ZONING DISTRICT/GENERAL PLAN • Zone: MU-W1 (Mixed-Use Water Related) • General Plan: MU-W1 (Mixed-Use Water Related) +1 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 2 I. BACKGROUND On March 8, 1982, the City Council approved Use Permit No. UP2051 to construct the office building and restaurant (Chart House) at 2801 West Coast Highway in Mariner's Mile, which exceeds the basic height limit of 26 feet and exceeds the maximum allowed 0.5 FAR of the site. A modification was approved to allow the use of compact car spaces for a portion of the required off-street parking and to allow proposed parking spaces to encroach into the required front setback area. Valet service for the restaurant use, approval of an off-site parking agreement, acceptance of an environmental document, and a traffic study were approved. On September 4, 1986, the Planning Commission approved an amendment to Use Permit No. UP2051 allowing the Chart House restaurant to open for brunch and private parties on Saturdays, Sundays, and recognized holidays. An amendment to the previous off-site parking agreement was also approved. On January 5, 1989, the Planning Commission approved Use Permit No. UP3328, which permitted the establishment of a restaurant facility at 2751 West Coast Highway (Billy's). This property and the subject property have a shared parking lot as the two properties are owned in common. The approval included the use of a full time valet parking service in conjunction with the restaurant, the approval of an off-site parking agreement, which allows a portion of the required nighttime parking to be located in an off-site location at 2700 West Coast Highway, and the approval of a traffic study. At its meeting of March 13, 1989, the City Council approved the off-site parking agreement for the restaurant. On June 8, 1995, the Planning Commission approved an amendment to Use Permit No. UP3328 at 2751 West Coast Highway to change the opening hour of operation of the restaurant to 11:00 a.m. daily, for lunch, instead of 5:00 p.m. At the time of approval, there were 9 excess parking spaces and the midweek daytime lunch operation required 43 parking spaces. The approval included a waiver of 34 of the required daytime parking spaces. On November 9, 2000, the Planning Commission approved Outdoor Dining Permit No. OD67 and OD68 to allow the addition of a 515-square-foot outdoor dining patio at 2751 West Coast Highway (Billy's) and a 768-square-foot outdoor dining patio at 2801 West Coast Highway (Charthouse). These approvals carried over the conditions of approval requiring 24 off-site parking spaces at 2620 Avon street and 50 off-site parking spaces at 2700 West Coast Highway. PROPOSED CHANGES The applicant proposes to renovate the existing restaurant to include, reconfiguring the restaurant tenant space, exterior alterations to the building fagade, and the addition of a retractable awning that will extend over a relocated outdoor dining patio (Attachment CD 5). Tmplt:04/04/13 42 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 3 A total of 1,158 square feet of gross floor at the first and third floor areas will be converted to outdoor deck and mechanical areas. This same amount of floor area will then be added back at the first floor level for back-of-house space to accommodate the new restaurant in the former Chart House tenant space. The overall gross floor area of the building will not exceed 22,400 square feet, consistent with the gross floor area authorized under UP2051. Exterior Fagade Alterations The renovation includes exterior alteration to the south and east facing facades of the building to accommodate the new outdoor floor area at the first and third floor levels. The new openings at the third floor level have been maximized to create an outdoor area that is fully open on one side while maintaining the architectural and structural integrity of the existing building. The first floor fagade has been pulled back on the waterside to create a more open walkway and useable floor area for the restaurant. These areas must remain open and may not be reconverted into gross floor area. Restaurant Reconfiguration The proposal includes the addition of 1,158 square feet of back-of-house floor area for the restaurant. The net public area, although reconfigured, will comply with the limitations of the Use Permit and will not exceed 3,190 square feet as shown in the attached proposed floor plans, and as limited by the conditions of approval. Thus, the restaurant itself will operate in substantial conformance with all applicable conditions of approval authorized under Use Permit No. UP2051 and its subsequent amendments. The existing hours of operation are as follows under these approvals: Interior of Restaurant 5:00 p.m. to 2:00 a.m., Monday through Friday 10:00 a.m. to 2:00 a.m., Saturday, Sunday, and recognized holidays Patio 5:00 p.m. to 10:00p.m., Monday through Thursday, including private parties and recognized holidays 5:00 p.m. to 12:00 midnight, Friday and Saturday 10:00 a.m. to 10:00 p.m., Sundays Outdoor Dining Patio The outdoor dining patio, although re-located, will not exceed 768 square feet as shown by the proposed floor plans and as limited by the conditions of approval under Outdoor Dining Permit No. OD68. The placement of appropriate barriers are required between outdoor dining areas and parking, pedestrian, and vehicular circulation areas, will serve to define the areas, and will not constitute a permanent all-weather enclosure. The location and design of the outdoor dining area at the side of the building satisfies this requirement and will comply with the 10-ft bulkhead setback specified by the Zoning Code. Condition of Approval No. 15 of OD68 limits sunshade protection to non-solid roof structures or patio Tmplt:04/04/13 �9 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 4 covers. A new retractable awning will added over the new outdoor dining patio but will not constitute a permanent structure in order to maintain views between the buildings. The new retractable awning will architecturally complement the existing building exterior. Parking The addition of back-of-house floor area at the first floor level results in the loss of eight parking spaces for a total of 75 on-site parking spaces. A total of 50 off-site parking spaces at 2700 West Coast Highway and 24 off-site parking spaces at 2620 Avon Street continue to be provided consistent with the existing conditions of approval for the restaurant tenant. Table 1 shows the total parking available during the day and evening hours. Table 1.Available Parking Proposed Proposed Day Evening On-Site 75 75 Off-Site 2700 West Coast Highway 0 50 Off-Site 2620 Avon Street 24 24 Waived 34 0 TOTAL 133 149 With the reduction in office floor area at the third level, the parking requirement for the building is reduced. The addition of back-of-house floor area to the restaurant does not contribute to the overall parking requirement as parking for the restaurant is based on the size of the net public area, which is not increasing. A total of 131 required spaces are required in the day and 144 spaces are required at night. Table 2 summarizes the required parking following the proposed building modifications including the previous parking waiver. Table 2. Required Parking Day Evening Office The Ritz 54 0 Office Billy's 13 0 The Ritz 0 80 Billy's 9 43 The Ritz Patio 0 0 Billy's Patio 3 3 Waived (Billy's) 34 0 Marina 18 18 TOTAL 131 144 Thus, sufficient on-site parking will continue to be provided with a surplus of two parking spaces in the day and five parking spaces at night. Tmplt:04/04/13 50 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 5 FINDINGS Pursuant to Section 20.54.070 (Changes to an Approved Project), the Community Development Director may authorize minor changes to an approved site plan, architecture, or the nature of the approved use, without a public hearing, and waive the requirement for a new use permit application. This staff approval is based on the following findings and facts in support of the findings. In this case, the Director determined the proposed changes: Finding: A. Are consistent with all applicable provisions of this Zoning Code. Facts in Support of Finding: 1. Building modifications will not increase the existing gross floor area. The total gross floor area will not exceed, 22,400 square feet, as authorized under Use Permit No. UP2051. The use of the building will continue to reserve tenant floor area above the 0.5 FAR limit for marine-related uses, as required under UP2051. 2. The proposed exterior square footage and fagade changes will create new decks at the first and third floor level as open space without compromising the existing architecture or structural integrity of the building. 3. The subject restaurant and outdoor dining patio were established and approved in conjunction with Use Permit No. UP2051, its amendments, and Outdoor Dining Permit No. 68. The proposed changes are consistent with the applicable conditions of approval of the Use Permit and the Outdoor Dining Permit. 4. The proposed restaurant changes include interior reconfiguration and the addition of a new retractable awning, with no increase in net public area or outdoor dining patio area for the restaurant. 5. The modified outdoor dining patio will conform with the required 10-foot bulkhead setback and will not inhibit proper egress from the building. 6. Sufficient parking will continue to be available to serve all uses on-site. With the reduction in office floor area at the third level, the parking requirement for the building is reduced. The addition of back-of-house floor area to the restaurant does not contribute to the overall parking requirement as parking for the restaurant is based on the size of the net public area, which is not increasing. Finding: B. Do not involve a feature of the project that was a basis for or subject of findings or exemptions in a negative declaration or Environmental Impact Report for the project. Tmplt:04/04/13 .51 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 6 Facts in Support of Finding: 1. The previously approved project was determined to be categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), and was not subject to a negative declaration or Environment Impact Report. 2. The proposed project involves the renovation of the existing building and restaurant and qualifies for a categorical exemption from CEQA under Class 1 (Existing Facilities). The Class 1 exemption includes interior and exterior alterations and the project does not result in an increase in the gross floor area of the building. Finding: C. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval. Facts in Support of Finding: 1. The proposed changes do not involve a feature that was specifically addressed in staff reports or minutes prepared for Use Permit No. 2051, its subsequent amendment, or Outdoor Dining Permit No. 68. 2. The remodeled building will maintain a 22,400-square-foot gross floor area limit, as authorized under Use Permit No. UP2051. Floor area over the 0.5 FAR limit (8,682 sq. ft.) will be reserved for marine-related uses in conformance with Condition No. 43 of UP2051. 3. Consistent with Use Permit No. UP2051 and its subsequent amendment, the modified restaurant net public area will not exceed 3,190 square feet of net public area. 4. Consistent with Condition No. 2 of Outdoor Dining Permit No. OD68, the re- located outdoor dining patio will not exceed 768 square feet in area. 5. The relocation of the outdoor dining patio involves the addition of a new retractable awning. As required by Condition No. 15 of Outdoor Dining Permit No. OD68, the new retractable awning will not include any solid, permanent patio or support structures in order to maintain public views through the site to the bay. 6. The existing 6-foot wide pedestrian easements as required by Condition Nos. 14 and 15 of UP2051 will be maintained and the relocated of the outdoor dining patio will not interfere with the easements. 7. Off-site parking will be maintained as required under Condition Nos. 6 and 7 of Outdoor Dining Permit No. OD68. A total of 50 off-site parking spaces will remain Tmplt:04/04/13 52 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 7 available at 2700 West Coast Highway and 24 spaces will remain available at 2620 Avon Street. The building modification reduces the office net floor area at the third floor level and results in a lower parking requirement. Eight on-site parking spaces will be removed on-site but sufficient parking will continue to be available for the uses. Finding: D. Do not result in an expansion or change in operational characteristics of the use. Facts in Support of Finding: 1. The existing building will maintain the existing uses authorized under Use Permit No. UP2051 and its subsequent amendments. The existing building will maintain office and marine-related uses at the second and third floor levels. A minimum of 8,682 square feet of gross floor area will be maintained for marine-related uses and the bottom floor of the building will be utilized for restaurant use. 2. The first floor remains a full-service restaurant with live entertainment and alcoholic beverage service as authorized by UP2051 (amended), and the remodel includes reconfiguration of the interior space and exterior fagade changes, which do not alter the operational characteristics of the facility, and does not represent a substantial change in the overall project as approved by the Planning Commission and City Council. 3. The new restaurant will comply with the hours of operation as authorized under UP2051, its subsequent amendments, and OD 68. 4. The new restaurant must obtain an Operator License prior to the issuance of building permits as the modifications result in a change in the occupancy, pursuant to Chapter 5.25 (Operator License for Establishments Offering Alcoholic Beverages for On-Site Consumption in Combination with Late Hours, Entertainment, and/or Dance) of the Newport Beach Municipal Code. DETERMINATION The proposed changes to the restaurant, building interior, and exterior facades are in substantial conformance with the current applicable approvals and the Zoning Code. CONDITIONS OF APPROVAL All previous findings and conditions of approval of Use Permit No. 2051, its amendments, and Outdoor Dining Permit No. 68 shall remain in full force and effect as stated in Attachment Nos. CD 2 and CD 3, with the addition of the following conditions: 1. The development authorized by this staff approval shall be in substantial conformance with the approved project plans. Tmplt:04/04/13 53 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 8 2. All previous applicable conditions of approval of Use Permit No. 2051, its subsequent amendment, and Outdoor Dining Permit No. 68 remain applicable. 3. The outdoor dining area shall be limited to 768 square feet devoted to dining as depicted in the approved plans and the interior net public area shall be limited to a maximum of 3,190 square feet as depicted in the attached approved plans. 4. The relocated outdoor dining patio shall maintain the required 10-ft bulkhead setback. 5. A building permit and operator license shall be obtained prior to commencement of the construction. A copy of this approval letter shall be incorporated into both the Building Division and field sets of plans prior to issuance of the building permits. 6. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. 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. 7. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 8. The removal of the stairway to the second floor level where the proposed outdoor dining patio is located shall comply with building egress requirements to the satisfaction of the Building Official. 9. The retractable awning structure that extends over the outdoor dining area shall not be changed or modified to create a full-weather enclosure. 10. A minimum of seventy five (75) parking spaces shall be provided on-site. 11. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of The Ritz Staff Approval including, but not limited to, Staff Approval No. SA2014- 015 (PA2014-112). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or Tmplt:04/04/13 1� S' 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 9 bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire 1. The proposed fire pit installation and location must comply with the manufacturer's specifications, California Fire Code, and the California Mechanical Code with regard to horizontal and vertical clearances. 2. A hood fire suppression system must be installed over the cooking areas as required by the California Fire Code 904.2.1. 3. Fire Sprinklers will be required and must be extended to any additions to the structure. 4. Dumpsters with an individual capacity of 200 gallons or more shall not be stored in buildings or placed within 5 feet of combustible walls openings or combustible roof eave lines unless the dumpsters are constructed of noncombustible materials. Exception: Dumpsters in areas protected by an approved automatic sprinkler system installed throughout in accordance with Section 903.3.1.1 or 903.3.1.3 C.F.C. (Examples of combustible construction: plaster on wood, gypsum board on wood studs, plywood or other wood sheathing on wood metal studs). C.F.C. Section 304.3.4. 5. Interior finishes must meet California Building Code Section 803. Public Works 1. The parking layout shall comply with the previously approved parking plan. If the previously approved compact stalls cannot be provided, the stalls shall be converted to standard size spaces. Future changes to the parking lot design shall be reviewed and approved by the City if the changes meet applicable standards and all applicable conditions of approval. 2. The existing pedestrian easement shall be kept clear of obstructions. 3. Prior to the issuance of building permits, the valet plan shall be approved to the satisfaction of the Traffic Engineer. APPEAL PERIOD: An appeal may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered unless a different period of time is specified by the Municipal Code (e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments, or lot mergers). For additional information on filing an appeal, contact the Planning Division at 949 644-3200. Tmplt:04/04/13 5115 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 The Ritz Staff Approval December 3, 2014 Page 10 On behalf of Kimberly Brandt, AICP, Community Development Director, By: Makana Vova Assistant Planner JWC/mkn Attachments: CD 1 Vicinity Map CD 2 UP2051 and UP2051 A Conditions of Approval CD 3 OD68 Conditions of Approval CD 4 Site Photos CD 5 Project Plans Tmplt:04,04/13 150 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. CD 1 Vicinity Map 57 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P �g 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 ^� r f, rF r �.'1 1e nwr� ti rc ry FA Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided,however,The city of GIS Newport Beach and Its employees and agents disdaim any and all responsibility from or relating to any results obtained in its use. m 0 100 200 Imagery: 2009-2013 photos provided by Eagle r .r Feet Imaging www.eagleaerial.com �4cOA� 12/112014 sy 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P �o 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. CD 2 UP2051 and UP2051A Conditions of Approval 01 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P .-2014,PC Staff Report Rjt4 CUP A Po N, .. ..... tta�,Om t 4 95,:�Zl Is COMMISSIONERS1 January 2? 198 MINUTES City of Newport Beach ROLL CALL INDEX Commissioner Beek expressed his concern with th overall building size of the proposed project. H: ro stated that .81 times the buildable is too large for the view corridor that is being provided. He stated that .68 times the buildable area would be more in conformance with the standards of the area. Amendment X Amendment to the motion was made that the third *floor Ayes X shall have a width of not more than 40 feet and a gross Noes X X X X floor area of not more than 3,700 square feet, which Absent AMENDMENT FAILED, All Ayes X X X X X X Commissioner Allen's motion for approval of Use Permit NO. 2051 and the Off-Site Parking Agreement was now voted On as follows, which MOTION CARRIED: FINDINGS 1. That the proposed development is consistent with the General Plan and the Draft Local Coastal Plan and is compatible with surrounding land uses. 2 The proposed development will not have any significant environmental impact, providing that parking demands are met. 3. The Police Department has indicated that they do not contemplate any problems. 4. The off-site parking area is located so as to be useful to the proposed restaurant use. 5. Parking on such lot will not create undue traffic hazards in the surrounding area. 6. That the applicant has entered into appropriate leases for the off-site parking spaces, which are of sufficient duration for the proposed development. 7. The increased building height will result in increased public visual open space and views than would result from compliance with the basic height limit. -27- ;1 A 05-21-2014 PC Staff Report Ritz CUP. Attachment No. PC 4 COMMISSIONERS a January 21, 1982 • MINUTES FiC m City of Newport Beach ROLL CAU INDEX S. The increased building height will result in a more desirable architectural trontment of the building and a stronger and more appealing visual character of the area within the general theme of a marine environment. 9. The increased building height will not result in undesirable or abrupt scale relationships being created between the structure and existing development or public spaces. 10. The increase in height in no case results in a floor area exceeding the floor area permitted by Section 20.62.030. 11. The proposed number of compact car spaces constitutes 17 percent of the office parking and 14 percent of the restaurant parking which is within limits generally accepted by the Planning Commission relative to previous similar applications. 12. The preposed encroachment of parking spaces within the required front setback area will not adversely effect the character of the project inasmuch as a significantly greater amount of landscaping will be provided along West Coast highway than required by Code. 13. The proposed use of compact car spaces and the encroachment of parking spaces into the required front setback area will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City and further that the proposed modifications are consistent with the legislative intent of Title 20 of this Code. 14. The approval of Use Permit No. 2051 will not, un9er the circumstances of this case be detrimental to the health, safety, peace, -28- O5,21.2014PGStaff;Repod,...RitzCUP -AEtachrttentNo COMMISSK)NERS Januery 21, 1982 MINUTES m - m City of Newport Beach ROLL CALL INDEX morals, comfort and general welfare of persons residing and working in the neighhorhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 15. That an Initial Study and Negative Declaration have been prepared in compliance with the California Envirmmental quality Act, and that their contents have been considered in the decisions of this project. 16. That based on the information contained in the Negative Declaration, the project incorporates sufficient mitigation measures (Condition No. 1 through 51) and that those mitigation measures reduce potentially significant impacts to a level of insignificance. 17. That approval of the floor area in excess of .5 times the buildable area is warranted because of the permanent restrictions on building size and the agreement of the applicant to ensure that marine-oriented uses occupy the excess floor area, or will remain vacant if not so occupied. CONDITIONS 1. That development shall be in substantial conformance with the approved plot plan and floor plan, except as noted below. 2. That an off-site parking agreement shall be approved by the City Council, guaranteeing that a minimum number of parking spaces shall be provided for the duration of the office and restaurant uses: 9 parking spaces entirely on the property and 7 parking spaces partially on the property, located at 2751 West Coast Highway (the easterly 100 feet of the westerly 250 feet of Lot H, Tract 919) for daytime use only. 25 parking spaces at the rear of 2700 West Coast Highway located on Parcel 2 of Parcel Map 73-23, for nighttime use only. -29- f,2 05 05.21-2019,RC•Staff Repprk,..Rd&CUP, AGta'ehme M No.:P,C 4. ;$;•y. COMMISSIONERS :. January zl, 1982 . MINUTES f � E b ' m e o F City of Newport Beach ROLL CALL INDEX 3. That valet parking service be provided at all times during the restaurant's hours of operation. 4. That all mechanical equipment and trash areas shall be screened from West Coast Highway or adjoining properties. S. That kitchen exhaust fans shall be designed to control odors and smoke in accordance with Rule 50 of the Air Pollution Control District. 6. That a washout area for the restaurant trash containers be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or the storm drains. 7. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of tce Uniform Plumoing Code. B. That a minimum of one parking space/250 sq.ft. of net floor area shall be provided for the office use and a minimum of one parking space/40 sq.ft. of net public area shall be provided for the restaurant use. 9. That the restaurant facility shall not be open for business prior to 5:00 p.m. on any day. 10. That all restaurant employees shall park their vehicles on the Mariner's Mile off-site parking lot. 11. That all proposed signs shall be in conformance with the provision of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 12. That all improvements be constructed as required by Ordinance and the Public Works Department. -30- 13 �� {z�3 [tyr^.� , .iti frlrty'St" �54f4Jj it :t? tBF'�fT1BilI t .t ill er'fri 5 r.,y't49 w^y . .f, COMMISSIOI�RS January 21;. 1992 it CitNewport of New ort Beach : . ROLL CALL INDEX , 13. That. the on-site vehicular and .. pedestrian circulation ,`systems be subject . to further review by the Public Works Departmont.'. 14. That a'6 ' foot ' wide. easement be19'dedicated to the City.for,unobstructed public access across the'bayaide of the Parcel and that the walkway be',improved with. the design to be approved by the Public works Department. 15.'. That a 6 foot wide easement be dedicated to' the City for access to the bayside public walkway from West Coast Highway and that the location . of. the. easement be approved by the Public works Department. 16. That. . a condition survey of any existing concrete bulkhead that is to remain along the bayside of the property be made by a civil or structural engineer, and. that the bulkhead be repaired in conformance with the recommendation of the condition survey and to the satisfaction of . the Building Department and the Marine Department. 17. That the landscape plans . for ,plantings. adjacent to the public right-of-way .be.' reviewed and approved by the Public Works Department. 18. The southbound leg .of Riverside. Avenue at the intersection , of Riverside Avenue and West coast. Highway shall be' rest riped to provide the following facilities: a..A right-turn-only lane to accommodate traffic turning westbound onto West' Coast Highway b A right-turn and through lane for westbound.and southbound traffic; c. A"left-turn-only lane to accommodate traffic turning eastbound onto':West Coast Highway] and; -31- :i y ff "T.. ........ p COMMISSIONERS • I . .. .. I I ' . " :1 January 21 7t to MINUTES City of : New port Beach ROLL CALL INDEX d. Additional painted symbols an ROUthboUnd Riverside Avenue north of the Intersection to adequately implement the mitigation at the intersection. 19. A dust control plan shall be prepared for the project, and be submitted and subject to the approval of the Building Department. Such a plan may be prepared and submitted in conjunction with the ' erosion control plan recommended in Section 111, 5.0 Water Quality. 20. The demolition, grading and building permits to be issued for the proposed project shall include provisions for limiting such activities to hours considered acceptable for the project area. 21. The following disclosure statement of the City of Newport Beach!s policy regarding the John Wayne Airport should be included in any Covenants, Conditions, and Restrictions which may be recorded against the property. Disclosure Statement The Lessee herein, his heirs, successors and assigns acknowledge that: (a) The. John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such services; (b). When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport. (c) The City of Newport Beach may continue to oppose 1. additional commercial air service expansions at the John Wayne Airport, (d) Lessee, his heirs, successors and assigns will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. -32- Attaq%On�� 14,PC.§%T#,R_WW4R ap:�' V6' A. Comm MN�ERS January 21, 1982 MINUTE cc City of Newport Beach ROLL CALL INDEX 22. The existing gates which control the vehicular entrance/exit to the parking lot on the project site shall be removed to better facilitate access to and from the proposed parking lot. 23. Prior . to demolition of existing facilities and construction of the new facilities, a complete plan for litter and debris control shall be approved by the Planning and harine Departments to ensure that no debris is per=itted to enter Newport Harbor. 24. The grading per=it shall include a description of haul routes, access points to the site, and a watering and sweeping program designed to minimize impacts of haul operations. 25. The grading plan. if required, shall include a complete plan for temporary and permanent drainage facilities to minimize the potential water quality Impacts from silt, debris and other water pollutants. 26. All on-site drainage shall be approved by the City 2ublic Works Departzent. 27. An erosion and siltation control plan shall be prepared and submitted to the Building Department, and shall be approved by the City Grading Engineer. 28. The erosion and siltation control plan shall be forwarded to the California Regional Water Quality Control Board - Santa Ana Region ten days prior to any construction activities. 29. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping. with the proposed construction schedule. Prior to occupancy, a licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the approved plan. 30. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department, and the approval. of the Planning Department. .-33- COMMISSIONERS . . uary 21, 1982 • MINUTES :E E 5 2 • wport Be City 6f Ne ach ROLL CALL INDEX 31.1 The, landscape Plan shall include a maintona n I ce program which controls the use OfIfert il i pesticides. zers and, 32. The landscape plan shall Place heavy emphasis on the use.of drought-resistant native.v be irrigated : with egetation;.,and h a system. designedto avoid surface, runoff and m erwatering. 33. Construction of the proposed bulkhead shall be placed outside the tidal area (i.e.* above the mean high tide line) . 34. Construction of all waterfront improvements shall . be •subject to issuance. of a Harbor Permit: and approval-in-concept by the City'Council and subject to issuance Of all other applicable discretionary permits from other agencies. 35. Prior to issuance of the building permit, the applicant shall consider and discuss with appropriate representatives of the City of Newport Beach possible participation in a compensation program for the loss of intertidal area, provided that the City and the various agencies involved in regulation of J Newport Bay have established such a program. 36. Upon completion of construction, the project applicant shall provide for weekly vacuum sweeping of all paved parking areas and drives. A weekly cleanup.program around , the docks and Public .walks shall be conducted on a regular basis. 37. ,The project shall b.a designed to comply with Title 24, Paragraph G, Division T-20, Chapter 2; Subchapter 4 of the California Administrative.Code. (]'nsulatiori Standards). -34- 4 a r �+ S�dFff2EPtlN1` ;f2t��erllf�`S+ CC>MMISSIONERS . January 21, 1982 • AMJTES ^ a s a > w City of Newport Beach ROLL CALL INDEX 38. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities.. 39. Final design of the project shall provide for the sorting and collection of recyclable material from other solid waste. Prior to occupancy of the building, the program for sorting recyclable material shall be developed and approved by the Planning Department. 40. Final design of the project shall provida for adequate security lighting in public areas .,f the project site. 41. The required City review of the project landscape plan shall address the issue of retention of existing mature trees on-site to determine if such:. retention is desirable for the visual character of the project area. 42. The project shall be so designed to eliminate light and glare spillage on adjacent uses. Any parking lot. lighting shall be subject to the approval of the Planning Department. 43. That all commercial area in excess of .5 times the buildable area of the site (i.e. , 8,682! sq.ft.Y shall be limited to marine-oriented uses as required by the Mariner's Mile Specific Area Plan in Section 20.62.070, D. 44. That if the particular percentage of marine oriented uses are not maintained, due to a change in occupancy from marine-oriented to some other proposed uses, that the property not used by the marine-oriented uses is to remain vacant and unused until a suitable tenant which fits the marine-oriented criteria is found. That the applicant or permittee consents to maintain that- space as unoccupied and understands that the . vacancy may result in economic hardship. -35- . ...... O51 :20i4 PC F6 p 'Nb' 'PC'RC4' % COMMISS1014ERS ' MINUTES January 21; 1982 • r A City of NewportBeach =LL CALL INDEX 45. That the applicant or permittee by accepting the use permit approval, consents to the specific enforcement of all conditions imposed by the Commission , and specifically the conditions relating to the required occupancy Of a percentage of the structure by marine-oriented uses and that the applicant or Permittee waives any rights to defend any legal action brought by the City to specifically enforce those conditions of occupancy. 46. That the owner of the property is required to notify the Planning Department of the City of Newport Beach upon any change in tenancy which would affect the marine-oriented uses and shall provide copies Of all documents requested by the Planning Department or the city in conjunction with that change in tenancy. 47. That the applicant record a Covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and its successors in interest in perpetuity, to a limitation of .81 times the buildable area on the subject property, in consideration of granting the use permit to exceed the height. 48. That the non-standard concrete sidewalk and curb along the West Coast Highway frontage be reconstructed and any unused drive aprons be removed and replaced with curb, gutter and sidewalk. That all public improvements be completed under an encroachment permit issued by the California Department of Transportation. 49. That the existi,4 telephone lines along the Wes.t Coast Highway " ,,=tage be undergrounded. 50. That no commercial, marina operated, boat docking facilities shall be permitted bayward of the site unless the applicant shall obtain the required Harbor permits and provides the necessary upland support facilities, i.e., restroom facilities for the boat slip users and .75 parking spaces for each marina boat slip and .75 parking spaces for each 25 feet of available mooring space not classified as a slip. -36- F� 145r I� t ��a11 X11 'F1�jl } 11 1f9 '(� t 1 14� r` t fi,, biT� 4 ' tat3eKterrt i z+sattaGksSnt Flp • COnnnnl�SiOi�ERS MINU January 21, 1982TES , City. of Newport Beach ROLL CALL INDEX mss_ 51. That .the valet service. shall not park vehicles anywhere , but in marked spaces which 'are either . wholly orpartially on the subject property. MOt1011 Motionwas made to approve the Traffic Study in All Ayes X Y X X X X conjunction with Use Permit No. 2051, subject to .the following findings and conditions, which MOTION CARRIED: TRAFFIC'STUDY - FINDINGS:' 1. That . a . Traffic , Study has been preparedwhich analyzes the impact of.the Proposed project I on:the peak -hour ' .traffice and circulationsystem in .. -accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. 2. That the .Traffic Study indicates that the project- generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary-modified', or 'primary' street'. CONDITION: 1. That prior to the occupancy of the proposed project the "Circulation System Improvement described in the. , Initial Study - "Martha's vineyard - Restaurant/Office Complex" dated December 1981, on . page 8 and figure 4 of Appendix E shall have been completed;. (unless subsequent project approvals require modification thereto) . The improvements shall'.be '' subject ' to the approval of the City Traffic Engineer. • t -37- 05-.?l.,201.4 PC Staff Repo t,-.RitzCUP - Attachment NQ. PC 4 COMMISSIONERS • MINUTES 4 ; fGfo n September 4, 1986 O . _', CITY OF NEWPORT BEACH ROLL CALL INDEX s use permit, upon a determination that the oper n crhich is the pubjOct of thin. use permit, causes i . or, is detrimental to the health, safety, peace, rats, :omfort, or general welfare of the cc=,unity. 16. Thnt this use permit nhnll 're unless exercised within 24 months from the da .. f approval as specified in Section 20.80.090 A o in Newport Beach Municipal Corte. Use Permit No. 2051 (Amended) (Public. Hearing) Item Uo.S Request to amend a previously approved use permit which permitted the construction of a commercial office UP2051A building with a niahttimo only restaurant on property located within, the "Recreation Marine Con,nerr.•lal" area Approred of the Mariners Mile Specific Plan Area. said approval included: an off-site parking agreement for a portion of the require3 off-street parking; the use of compact parking spaces; the service of on-sale alcoholic beverages and the use of valet parking in conjunctic.i with the restaurant. The proposed amendment involves a request to allow the proposed restaurant to open for Sunday brunch and for private parties on Saturdays, whereas the existing use permit prohibits the opening of the restaurant before 5:00 p.m, daily. Said pro- posal also includes a request to amend the previously approv3d off-site parking agreement. LOCATION: A portion of Lot 11, Tract 919, located at 2801 West Coast Highway, westerly of Riverside Avenue, in the Mariner's Mile Specifir: Plan Area. ZONE: SP-.,) APPLICANT: Gordon S. Barienbrock, Vewport Beach OWNER: Same as applicant James Hewicker, Planning Director, stated that staff submitted the subject staff report on the assumption that all of the remaining tenants In the building would be closed on Saturdays, Sundays and Holidays, producing an additional 7 parking spaces that would be in excess of the parking spaces required by the restaurant in the -17- 05,21-2014,PC Staff Report Ritz CUP Attachmeu No PC 4, 'COMMISSIONERS • • MINUTES faA atm .s 6 F;1, p oa�� September 4, 1986 BG9y'PN 9�'D� o Ste. CITY OF NEWPORT BEACH ROLLCALLIrl III I INDEX event that the restaurant wan completely occupied for Sunday brunch, Saturday lun(!h, or private parties. He commented that staff has been informed that several tenants on the two lots are open for husiness on the weekends. Mr. Hewickor paid that: if thin in a concern to the Planning Commission, an additional condition should be added to the use permit which would require the landlord to notify all of the other tenants not to be open for business on Saturday, Sunday, or Holidays. Commissioner Person stated that many marine-related uses nre normally open on weok..-nds. In response to a question pnspcl by Commisnionur Pernon, Mr. Hewicker replied that about 2,000 square feet of office uses would be permitted to be open on weekends and Holidays in accordance with the available parking spaces. The public hearing was opened in connection with :his item, and Mr. Gordon Barienbrock, 1124 East Balboa Boulevard, applicant, appeared before, the Planning Commission, Mr. Barienbrock stated that the original request for a Sunday brunch was inadvertently omitted from the approved findings and conditions when Use Permit No. 2051 was approved by the Planning Commission on January 21, 1982. In reference to the required parking, Mr. Barienbrock stated that the businesses typically employ 15 employees Monday thrnugh Friday, and that there may he only 1 cur 2 employees en the weekends. He said that the rontaurant will not be working at full capacity durirq the Sunday brunch hours. Mr. Barienbrock commented that tin cannot intorm potential tenants they cannot work.. Gn Saturdays or Sundays. He said that ther- is not a Parking problem on Saturdays or Sundays in the area, and that additional parking spaces will be provided. Mr. Barienbrock pointed out that there are currently 81 parking spaces and the restaurant requires 73 parking spaces. In response to a question posed by Cocmissioner Winburn, Mr. Barienbrock replied that all of the boat slips bayward of the subject property are cocvercial slips for yacht sales. In response to a question posed :)y Commissioner Person, Mr. Barienbrock replied that there are no retail stores on the premises. i I -ln- I 05-21-201,4 PC Staff Report ,F;dz CUP Attachmegt No PC 4 J * 'COMMISSIONERS • MINUTES {y ° Gp oo ns September 4, 1986 d�9 y�9o9l�y�t p12 CITY OF NEWPORT BEACH ROLL CALL INDEX Hr. Hewicker referred to Condition No. 5, Exhibit "A", which states that the Planning Commission may bring back the use permit if the joint us,i of the restaurant on Saturdays, Sundays, or Holidays conflicts with the other tenantS. Hr. Lewis Jackson, 115 South Acacia, Solano Beach, appeared before the Planning Commission. Nr. Jackson pointed out that The Chart House. Restaurant was located in Newprct Beach for 22 years. )le said that the major use of the restaurant is not during the day on Saturdays and Sundays, but on the weekend evenings. In response to questions posed by Commissioner E.urlander, Mr. Jackson replied that private parties generally regaire less parking requirements because there are fewer automobiles. Commissioner Winburr. referred to the a uwary 21, 1982, Plann'.ng Commission minutes, and pointed nut that there is a condition that states that the rentaurant shall not be open prior to 5:00 p.m. on any day. The public hearing was closed at this timo. Commissioner Person stated that bocau.^.e the subject site has a cushion of 7 parking spaces and The Chart House Restaurant has been in Newport Beach fpr 22 Motion x years, motion was made to approve Use Permit No. 2051 (Amended) subject to the findings and conditions in Exhibit "A". Commissioner Person emphasized that in accordance with Condition IIo. 5, the Planning Commission may bring back the use permit at any time to review, modify or chance conditions of approval, and he further stated that the condition was not in effect during the entire operation of The Chart House restaurant at their previous location. Chairman Turner stated that he will support the motion, and agreed with Com-issioner Person's aforementioned statements regarding Condition No. S. Motion voted on to apotive Use Permit No. 2051 (Amended) , subject to the findings and conditions in All Ayes Exhibit "A". MC"ION CARRIFD. _19_ 06 21 201.`G PC'SfaH`Rep�H Rift CUP ".`.' -'"' Attachment No P'C.4 q dOMMISSIONERS • • MINUTE ' September 4, 1986 C% iZ V! Co mGyy gin pp9! .o Si^ yyffi �p�= �., CITY OF NEWPORT BEACH ROLL CALL INDEX FINDINGS: 1. That the proposed restaurant operation in consis- tent with the General Plan and the t.;ud Use Elcment of the Local Coastal Program and is compatible with surrounding land uses. 2. That the proposed development will not have any significant environmental impact, providing that parking demands are met. 3. That the Police Department has indicated that they do not contemplate any problems. 4. That the off-site parking area is located so an to be useful to the proposed restaurant use. 5. That parking on such lot will not create undue traffic hazards in the surrounding area. 6. That the applicant has entered into appropriate leases for the off-site parking spaces, which are of sufficient duration for the proposed develop- ment. 7. That the use of shared parking so ds to satisfy tae additional off-site parking requirement is acceptable inasmuch as the daytime operation of the restaurant shall be limited to Saturdays, Sundays and recognized holidays when a majority of the office uses are cloned. 8. That the approval of Use Permit No. 2051 (Amended) will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That the subject development shall be in nubstan- tial conformance with the plot. plan and floor plans approved by the Planning Commisnion on January 21, 1982. -20- 05-21,2014 PC Staff J3epolt, Rae WP, . ,.. AtW9hmQnt Nor `t.UMMIbi51UNtK3 • 7. MINUI �S T G F�c^�4yoe September 4, 1986 mG'py yN'p9y! 'O yc^ . CITY OF NEWPORT BEACH ROLL CALL INDEX 2. That an amended off-site parking agreement shall be approved by the City Council, guaranteeing teat the following off-site parking nhall be provided: 7 parking spaces partially on the property and 25 parking spaces entirely on the property located at 2751 West Coast. highway (the easterly 100 feet of the westerly 250 feet of Lot It, Tract. 414) for daytime use or S$turdeys, Sundaya and recognized holidays. 3. That the daytime operation of the restaurant shall be limited to Saturdays, Sundays and recognized holidays. 4. That all previous applicable conditions of ap- proval for Use Permit No. 2051 shall be fulfilled. 5. That the Planning Crr ninsion may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this . :e permit causes injury, or is detrimental to the health, safety, peace, morals„ comfort, or general welfare of the community. 6. That this use permit shall expire unleas exercised within twenty-four months from the date of appro- val as specified in Secticn 20.80.090 A of the Newport Beach Municipal Code. Item No.6 Reque to convert an existing automobile service UP3222 station 1 . an automobile repair facility in the C-1 District. Removed From LOCATION: Lot 1, F, Tract No. 323, Calendar located at z East Coast Highway, on the southeasterly ^^ger of East Coast Highway and Goldenrod ... ^ue, in Corona del Mar. ZONE: C-1 -21- 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. CD 3 OD68 Conditions of Approval �9 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P go 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX SUBJECT: Koll Office Site B GPA and PC Amendment Item No. 1 MacArthur Boulevard/Jamboree Road GPA 97-3(B), Zoning Amendment 905, Traffic Study No. 119, Review o General Plan Amendment and Planned Community Amendment and EIR No. 158 to ollow an a " 'onal 250,000 gross square feet of office use within Office Site B of the Koll Center ort (KCN) Planned Community. The amendments will provide for the construc of a ten-story office tower. Continued to 12/07/00 The applicant requested a continuance to December 7, 2000. Motion was made by Commissioner Agajonian to continue this item to December 7, 2000 Ayes: McDaniel, Kiser, Agajanion,Selich, Gifford,'Kxgnzley Noes: None Absent: Tucker SUBJECT: Billy's at the Beach and The Charthouse Restaurant Item No. 2 2751 West Coast Highway and 2801 West Coast Highway Use Permit No. 3674 • Use Permit No. 3674, Off-site Parking Agreement, Off Site Parking Accessory Outdoor Dining Permit Nos. 67 and 68 Agreement Accessory Outdoor Request to add accessory outdoor dining to two existing full service restaurants,a Dining Permit Nos. 67 768 sq. ft. outdoor dining area for the existing Chart House Restaurant and a 515 and 68 sq. ft. outdoor dining area with a 220 square foot service area, for the existing Billy's At The Beach restaurant. A use permit is required for Billy's At The Beach because the proposed area of the outdoor dining area will exceed the Approved permitted 25% of the net public area of the interior of the restaurant. The proposal includes a request to approve an off-site parking agreement for one additional required parking space for the dining area and for the elimination of one on-site parking space and relocation to the off-site lot. Associate Planner Eugenia Garcia noted that in the staff report Condition 33 requiring the approval of the Coast Commission it this project were approved, is not necessary and is to be removed. This project is not subject to approval by the Coastal Commission. She then made a visual presentation noting the following: • Location of project in multi tenant building. • Chart House has a significant amount of office use. • Proposal is for outdoor dining for both establishments. • Billy's at the Beach is for 515 square feet approximate and the Chart House is for 168 square feet approximate. • Chart House meets requirement under the Outdoor Dining Ordinance 2 g1 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9,2000 INDEX as less than 2517a of the indoor net public area of the restaurant. • Billy's at the Beach exceeds that by 92 square feet for a total of 515 square feet. • Use Permit is required for that area over 25%for Billy's. • An Off-site parking agreement is in existence for an off site lot at 2700 West Coast Highway. • An additional lot at 2620 Avon Street is also part of the proposed project. • Slides then depicted: entrance to Billy's D area between the two restaurants where there are currently seven parking spaces that will be reconfigured D boyside views of outdoor dining to be located for both facilities D front of Billy's on the bay with public access easement provided access easement from Coast Highway to both establishments additional public access to bay provided (not required) D off site parking behind Seven Seas Travel and Radio Shack where the project owner leases fifty parking spaces under a long-term lease • Leased parking spaces are for nighttime use only. • Off site parking lot at 2620 Avon Street (in close proximity) for additional parking spaces to be provided by applicant. Continuing, Ms Garcia noted that the following findings must be made in approving this application: • Proposed outdoor dining is accessory to restaurant uses. • Proposed outdoor dining is not detrimental to health, safety, peace, comfort and general welfare of the community. • Proposed outdoor dining will not result in the reduction of the existing parking spaces. • Find that the lot is located so as to be useful in connection with the restaurants and the office uses. • Parking on the off site lot will not create undue traffic hazards in the area. • The lots are under the same ownership or the owners of the lots have a common ownership with entitlement for immediate possession and use. • The offsite parking agreement shall be recorded with the Office of the County Recorder. • Fee established by the City Council is paid for administrative costs. • Pursuant to Bayfront Restaurant Regulations an acoustical study is required and is supplied by the applicant. • Recommendations of the Acoustical Engineer have been incorporated into the conditions of approval. At Commission inquiry, Ms. Garcia noted that the Acoustical Engineer did sound testing from across the Bay and took measurements. These have been incorporated as part of the report. The conditions also require no paging or 3 g� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX amplified music. Speakers are permitted with pre-recorded music. Chairperson Selich asked about the additional parking for Billy's on the Beach, the additional outdoor dining requires the three extra spaces, is that correct? Staff answered yes. Commissioner Kranzley noted, and it was affirmed, that the only reason this project is before the Planning Commission is because they are asking for the additional square footage. Otherwise, it would be done through an Accessory Outdoor Dining Permit and would not require a Use Permit. Public comment was opened. Gordon Barienbrock, 3000 West Oceanfront noted he owns the land at 2801 and 2751 West Coast Highway. Additionally, he owns the land at 2620 Avon that is the additional parking lot being discussed. He noted parking is a concern with this project because we have increased by 92 square feet the outdoor area and we have eliminated three parking spaces. The net affect on parking is negative five spaces and is only a problem during the daytime use. During the day, we have only one restaurant operating, Billy's at the Beach. During the nighttime I am leasing 50 spaces across the street. Those fifty spaces give me a total of 135, that is 12 more than currently needed and 7 more spaces I will need if the proposal is approved. However, during the daytime, we are operating Billy's for lunch on a waiver of 34 parking spaces. The reason the waiver was granted was that during the daytime the crowds are much less than at night; some people during the daytime walk to lunch; parking lot is shared with an office building that is somewhat empty (about 25%) when the workers leave for lunch. A parking attendant during the day provides tandem parking and we can easily add 25 cars to the lot. We have been serving lunch for some time with no problem on the waiver. Now, we will have 5 spaces less. I would like to continue with the waiver and not tie up the property at 2620 Avon with parking agreements. However, I would stipulate that the property at 2620 Avon would only be used as a parking lot for these two buildings. I would agree to make that a condition of the Use Permit. If we put recorded agreements on it, that has lasting affects and for five parking spaces for two hours a day, I hate to tie up on entire lot and never be able to do anything with it. We would agree easily that we would not serve lunch at Billy's if for any reason, anything happens to that parking lot. I have no intention of selling or developing the parking lot, but I would like to keep it as unencumbered as possible. For the last eighteen years, I have been leasing 50 parking spaces across the street. Most of our parking is on site. We have more parking on site than any other restaurant along there with the exception of Windows on the Bay and Asia 101. We have 85 spaces on site, 25 additional cars that can be placed in there with tandem parking. We park some employee cars across the street, roughly 20 a day. We have 30 spaces left for use. In the event that you feel an off-site agreement is necessary, I would go along with it and I would devote the lot at 2620 Avon entirely to this project that could have 26 spaces 4 g3 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX on it. I would then be completely independent of other property owners. Commissioner Kranzley asked how important the outdoor speakers are? Mr. Barienbrock answered that he would like to have some background music. The reasons for the outdoor seating are for smoking and a place for customers to wait for their tables. Billy's would like to do business outdoors during the lunchtime, as it is more desirable. People like to dine with background music. It is not our intention to have any entertainment. Both of the establishments are dinner houses and cater to an older crowd that is fairly conservative and reside in Newport Beach. At Commission inquiry, he noted that the net change in dining seating is 24 for Billy's and a little more for the Chart House. Billy's has a service bar available for customers only, not open to the public. The total increased parking is two parking spaces. We are losing three parking spaces because we are using the parking area, which nets five. This is not a problem in the evening because we have 12 spaces more than necessary but at lunch, we are currently operating under a waiver. We average about twelve cars at lunch and have at least twelve cars left from the office building. There is parking on the other side of Coast Highway and today there was not one car parked between Chili's and the Japanese hotel. That means 20-30 parking spaces were empty. Parking is not a major problem. We have been sharing the parking between the offices and the restaurant for years with no problems. We have parking attendant service from 8 in the morning until midnight with the ability to provide tandem parking if necessary. Commissioner Kiser asked if the parking attendant is for the two restaurants combined. Mr. Barienbrock answered that he has a parking service and it depends on the need. They have worked out what times to work. We would bring in two during the lunch hour if business calls for it. We have never used valets to park customer cars in the off site parking lots including evenings and weekends. Commissioner Kiser then asked about the proposal for the lots. Are you proposing to terminate your lease on the 50 spaces and have your sole off site parking be on the lot that you own? Mr. Barienbrock answered that is not part of this request. If you want an off site parking agreement to cover the five parking spaces, I would grant that with no problem if they could also be incorporated in those other fifty spaces. I don't want to tie up that parking lot for five parking spaces an hour and a half a day. Commissioner Kranzley asked why this dining area was important enough to come to the Planning Commission and was answered that they had to come before the Planning Commission due to moving parking spaces. If it were just the 92 feet, we would not have done it. The space is that big and we could either use it as seating area or additional garden. The restaurants are trying to 5 g� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX get as much area as they can. Billy's is a very small restaurant. He is trying to make the most of it. We anticipate that the outdoor area will be used in fair weather. During the cold weather, people will move inside. We don't think both areas will be full at the some time. Commissioner Kiser asked about Condition 6, the outdoor speakers ceasing at 10:00 p.m. Sunday through Thursday and either 11 p.m. or midnight Friday or Saturday. Mr. Barienbrock answered he would have no problem shutting them off at 10:00 p.m. all nights. However, he would like to make the decision. He concluded that there will be no noise on Lido Isle, if anybody can hear any of the noise from the restaurants,we will change it so they can't. The background music will be low. The operator of the restaurant is here tonight and can answer any of your concerns regarding the operation and noise. Public comment was opened. Martin Weinberg, 100 Via Lido Nord, spoke in opposition to this application. He asked about the notification process for this item, noting that there would be a substantial showing of people who have an interest on the outcome of this application who live on Lido Isle. Whatever happens to Billy's in that area has an impact on people who live on Nord and Saud as well. It seems unnecessary to have outside speakers along with the doors continually opening for waitress purposes that will also create a lot of noise. Noise travels across the water, we had this some issue with Windows on the Bay and Joe's Crab Shack. If Billy's and the Chart House are granted this application, any waterfront restaurateur will ask for this as well. The noise will be a real problem to the people who live on the water. Ms. Temple noted that when the City Council reviewed specifically notification requirements addressing the separation of the properties by water and/or roads it was amended to require that the City delete the distance of the channels and roadways when determining a 300-foot radius requirement. There is no simple requirement for everybody on Via Lido Nord or Via Lido Soud to be notified. It is anyone within a 300-foot radius, given the omission of the water. This map illustrates for the Commission, the radius that received notice. (presented copy of mailout map to Commission). Chairperson Selich stated that we did follow the City Council procedure in terms of notification. Commissioner Kranzley asked the speaker if it is his wish that no bayfront restaurant would have outdoor dining? He was answered yes, no outdoor dining. Commissioner Kiser asked if there has been a restaurant in the approximate 6 g.� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX location of Billy's that had outdoor dining? Mr. Weinberg answered Joe's Crab Shack. They put in triple windowpane and closed their windows. We do not hear any music from other restaurants on the waterfront. Our house is opposite of Billy's and just to the left. Richard Wood, 117 Via Lido Soud noted that in this area, our property values are very strong. I am much more concerned about empty restaurants such as Windows on the Bay and the Cannery, places like that affecting our properly values. Secondly, I am a newcomer to Lido, been there for four and one half years, I live around the comer. I want to respect anyone's desire to not have noise especially late at night affecting their homes and lives. In the time that I have lived there, the noise we have is from ambulances, boats and traffic. I don't hear a lot of noise coming from the restaurants. From what I have seen in this staff report, they are not proposing to have live music outdoors or a lot of things happening outdoors or late at night. I would like to see calm minds prevail here, and see that we protect our businesses in the neighborhood and in Newport Beach as well as protect our neighborhoods. Bill Kreg, owner of Billy's at the Beach restaurant; 601 Lido Park Drive stated that he would be one of the people who would have a problem if the property devaluated due to restaurant noise that was so loud that no one would wont to live in that area. I can assure you that we have no intention to have loud music, loud customers or anything else that would be disruptive to our diners. The main reason I want the patio open is because I think people should have a chance to dine on the bay, relax and enjoy the scenery. There are five restaurants in Lido Village, notable Mama Mio's, George's Camelot, Bayfront Caf6 and Les Bistro that all have outdoor dining and they don't seem to be disturbing anybody. There will be no noise carrying across the water. Alice Brewer, 222 Via Lido Nord noted that since the Windows patio has been closed, there is peace and tranquillity in my home. There was quite a bit of noise that disturbed us. My concern is having the speakers on the patio because that sound does carry. Ms. Temple noted that the only outdoor area that has permission for live entertainment in an outdoor dining area is the Buzz. Lynn Valesko, 310 Via Lido Nord noted that there is a lot of noise that emanated from the Balboa Bay Club. The noise is terrible during the summer when the boats cruise our bay. I don't believe that we need any more loudspeakers or music blasting across the bay and disturbing the residents in their homes. Gordon Barienbrock noted that this project is not across the bay from Lido Isle. If you go out 90 degrees to our bulkhead, you have to tum 45 degrees to get to Udo isle. The Billy's building itself will block most of the noise that might be going 7 20 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX in that direction. It is a lot different from Windows on the Bay, which is directly across on a narrow part of the bay. It is very different than Joe's Crab Shack that is directly across. Joe's has the building behind it; the noise has no direction to go except across the water. Our noise is going to go in two different directions. It is not like we have a resonating wall behind us that is amplifying the noise. Additionally, the bay is much wider than it is in front of Joe's Crab Shack. Public comment was closed. Chairperson Selich noted his recollection that several years ago there was a committee formed to establish procedures for noise on the outdoor dining areas. There was a policy adopted on that, is that correct? Ms. Wood answered that the City Council asked both the Economic Development Committee and the Environmental Quality Affairs Committee to look at perhaps developing some standard conditions of approval to address these issues. Each of those committees appointed a sub-committee and they worked jointly. We retained a noise engineer to review our Noise Ordinance and the specifics of the issues we were dealing with, had some recommendations from him that we really couldn't establish standard conditions of approval. Each case would be different because of its location, geographic and topographic conditions. It was recommended that what we needed to do was to have an Acoustical Study done for each one of these applications on the bayfront. The City Council did adopt those regulations and that is what we have asked the applicant to comply with in this case. We have the report from Mestre Greve and Associates. Chairperson Selich stated that the applicant has complied and the staff went through the study in accordance with the City Council policy. The City Council did not ban outdoor dining on the bayfront? Ms. Wood answered no; the City Council did not ban outdoor dining on the bayfront. Commissioner Kranzley noted his support of the application with the following changes: • No additional 92 square feet of outdoor dining; keep it within the 25%net public area limitation. • Adding a condition requiring a reduction of 5 decibels for certain noises that are particularly troublesome: whines, screeches, hums and noise consistent primarily with speech and music. • No outdoor speakers. However, they can come back in a year for this to be considered. • A signed Parking Agreement on the Avon lot and then however we need to manage the parking spaces with the lease that he has. 8 g� 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX Senior Planner Patrick Alford noted that the condition is from the Newport Dunes application. It refers to Chapter 10.26 of the Municipal Code that establishes a number of noise thresholds for different types of land uses for different times during the day. Essentially if the noise source falls within one of these categories, then you would take those thresholds, reduce them by S decibels and that would be the standard that would apply. Chairperson Selich asked if this was enforced at the time someone is out measuring the noise? Is it an enforcement item basically? He was answered yes. Commissioner McDaniel noted that this is not big waterfront, this is dining between those buildings. The noise that is carrying already is cars screeching, slamming doors etc. in that area. Ms. Garcia added that the outdoor dining is between the two buildings and set back from the Chart House. That is an inlet where boats are docked and that also buffers noise somewhat. Commissioner Agajanian noted that Condition 22 states should problems arise with regard to noise associated with the outdoor dining areas, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining. How is the Planning Department going to exercise that right? Ms. Garcia answered that it would be by complaints by the public to our Code Enforcement Division. The Planning Director would make any decisions. It could also be brought back to the Planning Commission if the Director felt it was necessary. There is a condition included in the staff report that requires additional studies if this does become a problem. Commissioner Gifford stated she wanted to be sure about the interaction of Condition 22 that states should problems arise with regard to noise associated with the outdoor dining areas, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating and with respect to Condition 36 that is a standard condition that the Planning Commission can add to or modify the conditions of approval. The standard language states that upon determination that the operation which is the subject of this use permit or out door dining causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. With respect to noise, would there have to have been a determination by the Planning Director before the Planning Commission could call it up? Ms. Temple answered that wording would allow either the Planning Director or the Commission to make such a determination. Commissioner Kiser stated he did not see valet parking requirements in the 9 gg 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX conditions. Did I miss that? Ms. Garcia answered that the valet parking was approved with a prior use permit and those conditions still stand as previously approved. Motion was made by Commissioner Kronzley to approve Use Permit No.3674,Off- site Parking Agreement, Accessory Outdoor Dining Permit Nos. 67 and 68 subject to findings and conditions in Exhibit A with the following changes: Condition 2 shall be 425 square feet not 515 square feet; Condition 4 shall read no outside paging system shall be permitted; Condition 6 is to be eliminated; Condition 27 insert the additional noise levels;and eliminate Condition 33. Commissioner Gifford added that with respect to Condition 4 and the suggested change I am not sure that excludes outdoor speakers. If that is the intent. The wording of,and speaker can be inserted. Ayes: McDaniel, Kiser, Agajanian, Selich, Gifford, Kranzley Noes: None Absent: Tucker EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR Use Permit No.3674 Outdoor Dining Permit No.67 Outdoor Dining Permit No.68 OIf•Sfte Parking Agreement Use Permit No.3674 and Outdoor Dining Permit No. 67 2751 West Coast Hiahwav Findinas: 1. The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designates the site for "Recreation and Marine Commercial'uses and the existing restaurant is a permitted use within this designation. 2. This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). 3. The approval of Use Permit No.3674, Accessory Outdoor Dining Permit No. 67, and Off-Site Parking Agreement, will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals, comfort and 10 g9 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, for the following reasons: • The proposed outdoor dining is consistent with the Land Use Element of the General Plan, and is compatible with the surrounding land uses. • The existing on-site and off-site parking, and circulation system, is adequate to accommodate the proposed exterior dining areas. • That the proposed outdoor dining is accessory to the Eating and Drinking Establishment. • The proposed accessory outdoor dining expansion will not be located so as to result in a reduction of existing parking spaces because there is adequate replacement parking available in the off-site lot located at 2620 Avon Street. • There is an additional secondary off-site lot under the same ownership, located at 2620 Avon Street that is available for parking both day and night. • The addition of the outdoor dining to the subject property is subject to all the findings and conditions of approval of previous Use Permit No. 3328 and Use Permit No. 3328 Amended, and not an independent use. • The limited hours of the outdoor dining areas should prevent noise from adversely impacting the residential uses across the bay. • The restrictions on the use of solid roof structures as applied to this approval are consistent with the intent and purpose of the accessory outdoor dining to provide outdoor dining opportunities. • The control of noise can be achieved by the limitation on the location of the live entertainment and compliance with the provisions of the Municipal Code, Community Noise Ordinance. • The proposal will not add a new liquor license to on over- concentrated area, providing only for the operational change of an existing restaurant with an existing alcoholic beverage license. • The off-site parking lot located at 2700 West Coast Highway is currently being used to meet the parking requirement of the restaurant facility and the proposed off-site lot at 2620 Avon Street, are located so as to be useful in conjunction with the existing restaurant uses. • Parking on the off-site lot located at 2620 Avon Street will not create undue traffic hazards in the surrounding area. • The off-site parking lot on Avon Street is owned by the same owner as the restaurant sites and will be maintained as an off- site parking lot for the duration of the restaurant use. • A condition of approval is included, requiring the provision of 24 parking spaces in the lot located at 2620 Avon Street and an off- 11 9� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX site parking agreement will be recorded in the County Recorder's Office. • A fee for the administrative costs of processing the off-site parking agreement with County Recorder's Office will be paid. • The design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. • Public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. Conditions: 1. Development shall be in substantial conformance with the approved site plan and floor plan, except as noted in the following conditions. 2. The accessory outdoor dining for the restaurant located at 2751 West Coast Highway shall be used in conjunction with the related adjacent food establishment and shall be limited to 425 sq. ft. maximum of dining area and 220 sq.ft.of service areas. 3. The area outside of the food establishment shall be maintained in a clean and orderly manner. 4. No outside paging or speaker system shall be permitted. 5. No live entertainment is permitted in the outdoor dining area. 6. The outdoor dining area associated with the restaurant uses shall be limited to the area as delineated on the approved site plan only. 7. A minimum of fifty (50) parking spaces shall be maintained in the off-site lot located at 2700 West Coast Highway. 8. A minimum of twenty-four (24) parking spaces shall be maintained in the off- site lot located at 2620 Avon Street. 9. In the event that either property located at 2751 West Coast Highway or 2801 West Coast Highway becomes under separate ownership,an easement or lot line adjustment to permit the outdoor dining for 2801 West Coast Highway to be located partially on 2751 West Coast Highway shall be approved, or that portion of the outdoor dining area that crosses the property line shall be removed. 10. The owner or owners and the City shall execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off-street parking on such lots for the 12 91 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off-street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder. 11. A fee as shall be paid for the administrative costs of processing the off-site parking agreement. 12. The revised on-site parking plan and the parking plan for the off-site lots located at 2700 West Coast Highway and 2620 Avon Street, and the vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer to approve the new parking configuration and compliance with the previously approved use permit if any alterations are made to the off-site lot. 13. All trash shall be stored within the building or within dumpsters stored in the trash enclosure, or otherwise screened from the view of neighboring properties except when placed for pick-up by refuse collection agencies. That the trash dumpsters shall be fully enclosed and the top shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 14. The applicant shall maintain the trash dumpsters or receptacles so as to control odors, which may include the provision of fully self-contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. 15. Storage outside of the building shall be prohibited,with the exception of the required trash container enclosure and existing storage structures. 16. For sunshade purposes, coverings shall be limited to the use of umbrellas or retractable awnings with a minimum vertical clearance of 7 feet measured from the floor of the dining area to the lowest portion of the shade structure. The use of solid, permanent roof coverings or patio covers shall be prohibited. 17. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code. 18. Alcoholic beverage service shall be prohibited in the outdoor dining areas, unless the approval of the Police Department and the Alcoholic Beverage Control Board are first obtained. Any substantial physical changes required (as determined by the Planning Department) to accommodate alcoholic beverage service shall be subject to the approval of an amendment to this Outdoor Dining Permit. 19. All applicable conditions of approval of Use Permit No. 3328 Amended shall remain in force (copy attached). 13 9� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX 20. The hours of operation of the outdoor dining area are limited to between the hours of 11:00 a.m. to 10:00 p.m., Sunday through Thursday, and 11:00 a.m. to midnight, Friday and Saturday; and that any increase in the hours of operation shall be subject to the approval of an amendment to this application. 21. Should problems arise with regard to noise associated with the outdoor dining areas,the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating in the areas which contribute to the noise problems or complaints. 22. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 23. The patio shall be closed for the evening upon verification of non- compliance with any conditions of this Use Permit or Outdoor Dining Permit and, if the patio is not closed, the matter shall be referred to the Planning Department for action on the Use Permit and/or Outdoor Dining Permit. 24. Should problems arise with regard to tables, chairs or stools encroaching into the public right-of-way, private property pedestrian access or walkways, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating. 25. Should this business 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 owner or the leasing company. 26. The live entertainment shall be confined to the interior of the restaurant and all doors and windows of the establishment shall remain closed during all performances, except when persons enter and leave by the main entrance of the facility or to the outdoor dining area. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. The noise generated by the proposed use shall comply with the 14 93 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX provisions of Chapter 10.26 of the Newport Beach Municipal Code that provides, in part, that the sound shall be limited to no more than depicted below for the specified time periods. In determining the project's compliance with the Community Noise Control Ordinance (Chapter 10.26 of the City of Newport Beach Municipal Code), each of the noise level standards specified in Section 10.26.025 and Section 10.26.030 shall be reduced by 5 dBA for a simple tone noise such as a whine,screech, or hum, noise consisting primarily of speech or music, or for recurring impulsive noise such as hammering or riveting. Between the hours of Between the hours of 7:00 a.m.and 1000 o m 10:00 p.m.and 7:00 a.m. Measured at the property line of Commercially zoned property: 65 dBA 60 dBA Measured at the property rine of Residentially zoned property: 60 dBA 50 dBA 27. The applicant shall retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the live entertainment to insure compliance with these conditions, if required by the Planning Director. 28. The approval is for the establishment of outdoor dining for an existing full service restaurant facilities as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale and service of alcoholic beverages incidental to the food use during the specified restaurant hours of operation. 29. The area of the outdoor dining shall be delineated with a minimum 6 foot high physical barriers designed, installed and maintained around the patio area to insure compliance with the Community Noise Control Ordinance (Chapter 10.26 of the Newport Beach Municipal Code). 30. Dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit, any previous use permits, and outdoor dining permits, and other required application is first approved in accordance with the provisions of the Municipal Code. 31. The project shall comply with State Disabled Access requirements. 32. All improvements shall be constructed as required by Newport Beach City Ordinance and the Public Works Department. 33. The Off-Site parking agreement shall be reviewed and approved by the Traffic Engineer prior to the issuance of the occupancy permit or implementation of the outdoor dining. 15 9-� 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX 34. The Planning Commission may add to or modify conditions of approval to this Use Permit or Outdoor Dining Permits or recommend to the City Council the revocation of this Use Permit or Outdoor Dining Permits, upon a determination that the operation which is the subject of this Use Permit or Outdoor Dining Permits, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 35. This Use Permit and Outdoor Dining Permits shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code. Outdoor Dining Permit No.68 2801 West Coast Highway,and Off-Site Parkina Aareement Findings 1. The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designates the site for 'Recreation and Marine Commercial' uses and the existing restaurant is a permitted use within this designation. 2. This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). 3. The approval of Accessory Outdoor Dining Permit No. 68 will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code,for the following reasons: The proposed outdoor dining is consistent with the Land Use Element of the General Plan, and is compatible with the surrounding land uses. • The existing on-site and off-site parking, and circulation system, is adequate to accommodate the proposed exterior dining areas. That the proposed outdoor dining is accessory to the Eating and Drinking Establishment. There is an additional secondary off-site lot under the same ownership located at 2620 Avon Street that is available for parking both day and night. • The addition of the outdoor dining to the subject property is subject to all the findings and conditions of approval of the respective Use Permit No. 2051 and Use Permit No. 2051 16 95 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX Amended,and not an independent use. • The limited hours of the outdoor dining areas should prevent noise from adversely impacting the residential uses across the bay. • The proposed accessory outdoor dining expansion will not be located so as to result in a reduction of existing parking spaces because there is adequate replacement parking available in the off-site lot located at 2620 Avon Street. • The restrictions on the use of solid roof structures as applied to this approval are consistent with the intent and purpose of the accessory outdoor dining to provide outdoor dining opportunities. • The control of noise can be achieved by the limitation on the hours of operation and compliance with the provisions of the Municipal Code,Community Noise Ordinance. • The proposal will not add a new liquor license to an over- concentrated area, providing only for the operational change of an existing restaurant with an existing alcoholic beverage license. • The off-site parking lot located at 2700 West Coast Highway is currently being used to meet the parking requirement of the restaurant facility and the proposed off-site lot at 2620 Avon Street, are located so as to be useful in conjunction with the existing restaurant uses. • Parking on the off-site lot located at 2620 Avon Street will not create undue traffic hazards in the surrounding area. • The off-site parking lot on Avon Street is owned by the some owner as the restaurant sites and will be maintained as an off- site parking lot for the duration of the restaurant use. • A condition of approval is included, requiring the provision of 24 parking spaces in the lot located at 2620 Avon Street and an off- site parking agreement will be recorded in the County Recorder's Office. • A fee for the administrative costs of processing the off-site parking agreement with County Recorder's Office will be paid. • The design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. • Public improvements may be required of a developer per Section 20.91.040 of the Municipal Code. Conditions: 1. Development shall be in substantial conformance with the approved site plan and floor plan, except as noted in the following conditions. 2. The accessory outdoor dining for the restaurant located at 2801 West Coast Highway shall be used in conjunction with the related adjacent food 17 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX establishment and shall be limited to 768 sq.ft. maximum of dining area. 3. The area outside of the food establishment shall be maintained in a clean and ordefly manner. 4. No live entertainment is permitted in the outdoor dining area. 5. The outdoor dining area associated with the restaurant uses shall be limited to the area as delineated on the approved site plan only. 6. A minimum of fifty )50) parking spaces shall be maintained in the off-site lot located at 2700 West Coast Highway. 7. A minimum of twenty-four (24) parking spaces shall be maintained in the off- site lot located at 2620 Avon Street. 8. In the event that the either property located at 2751 West Coast Highway or 2801 West Coast Highway becomes under separate ownership, an easement or lot line adjustment to permit the outdoor dining for 2801 West Coast Highway to be located partially on 2751 West Coast Highway be approved, or that portion of the outdoor dining area that crosses the property line shall be removed. 9. The owner or owners and the City shall execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off-street parking on such lots for the duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off-street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder. 10. A fee shall be paid for the administrative costs of processing the off-site parking agreement. 11. The revised on-site parking plan and the parking plan for the off-site lots located at 2700 West Coast Highway and 2620 Avon Street, and the vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer to approve the new parking configuration and compliance with the previously approved use permit if any alterations are made to the off-site lot. 12. All trash shall be stored within the building or within dumpsters stored in the trash enclosure, or otherwise screened from the view of neighboring properties except when placed for pick-up by refuse collection agencies. That the trash dumpsters shall be fully enclosed and the top shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 18 �7 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX 13. The applicant shall maintain the trash dumpsters or receptacles so as to control odors, which may include the provision of fully self-contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. 14. Storage outside of the building shall be prohibited, with the exception of the required trash container enclosure and existing storage structures. 15. For sunshade purposes, coverings shall be limited to the use of umbrellas or retractable awnings with a minimum vertical clearance of 7 feet measured from the floor of the dining area to the lowest portion of the shade structure. The use of solid, permanent roof coverings or patio covers shall be prohibited. 16. Alcoholic beverage service shall be prohibited in the outdoor dining areas, unless the approval of the Police Department and the Alcoholic Beverage Control Board are first obtained. Any substantial physical changes required (as determined by the Planning Department) to accommodate alcoholic beverage service shall be subject to the approval of an amendment to this Outdoor Dining Permit. 17. All applicable conditions of approval of Use Permit No. 2051 and Use Permit No. 2051 Amended shall remain in force (copy attached). 18. The hours of operation of the outdoor dining area for the restaurant is limited to between the hours of 5:00 p.m. to 10:00 p.m., Monday through Thursday, including private parties and recognized holidays; and 5:00 p.m. to midnight, Friday and Saturday; including private parties and recognized holidays; and 10:00 a.m. to 10:00 p.m, on Sundays, and that any increase in the hours of operation shall be subject to the approval of an amendment to Use Permit No. 2051 and Use Permit No. 2051 Amended. 19. Should problems arise with regard to noise associated with the outdoor dining areas, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating in the areas which contribute to the noise problems or complaints. 20. The patio shall be closed for the evening upon verification of non- compliance with any conditions of this Outdoor Dining Permit No. 68, and, if the patio is not closed, the matter shall be referred to the Planning Department for action on the Use Permit and/or Outdoor Dining Permits. 21. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the 19 9g 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9, 2000 INDEX lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 22. Should problems arise with regard to tables, chairs or stools encroaching into the public right-of-way, private property pedestrian access or walkways, the Planning Department reserves the right to require the removal of all or a portion of the outdoor dining area seating. 23. Should this business 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 owner or the leasing company. 36. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code that provides, in part, that the sound shall be limited to no more than depicted below for the specified time periods. In determining the project's compliance with the Community Noise Control Ordinance (Chapter 10.26 of the City of Newport Beach Municipal Code), each of the noise level standards specified in Section 10.26.025 and Section 10.26.030 shall be reduced by 5 dBA for a simple tone noise such as a whine, screech, or hum, noise consisting primarily of speech or music, or for recurring impulsive noise such as hammering or riveting. Between the hours of Between the hours of 7,00 a.m.and 10W p.m. 10:00 p.m.and 7:00 a.m. Measured at the property line of commercially zoned property: 65 dBA 60 dBA Measured at the property line of residentially zoned property: 60 dBA 50 dBA 27. The applicant shall retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the live entertainment to insure compliance with these conditions, if required by the Planning Director. 28. The approval is for the establishment of outdoor dining for an existing full service restaurant facilities as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale 20 99 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 City of Newport Beach Planning Commission Minutes November 9,2000 INDEX and service of alcoholic beverages incidental to the food use during the specified restaurant hours of operation. 29. The area of the outdoor dining shall be delineated with a minimum 6 foot high physical barriers designed, installed and maintained around the patio area to insure compliance With the Community Noise Control Ordinance (Chapter 10.26 of the Newport Beach Municipal Code). 30. Dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit, any previous use permits, and outdoor dining permits, and other required application is first approved in accordance with the provisions of the Municipal Code. 31. The project shall comply with State Disabled Access requirements. 32. All improvements shall be constructed as required by Newport Beach Ordinance and the Public Works Department. 33. The Off-Site parking agreement shall be reviewed and approved by the Traffic Engineer prior to issuance of the occupancy permit or implementation of the outdoor dining. 33. The project requires the approval of the Coastal Commission prior to the issuance of building permits or implementation of the outdoor dining use. 34. The Planning Commission may add to or modify conditions of approval to this Outdoor Dining Permit or recommend to the City Council the revocation of this Outdoor Dining Permit No. 68, upon a determination that the operation which is the subject of this Outdoor Dining Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 35. This Outdoor Dining Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code. SUBJECT: Revocation Hearing for Use Permit 3626 (Buzz) Item No. 3 3450 Via Oporto Use Permit No. 3678 Use Permit No. 3626 (continued from October 520 Approved Consider whether to revoke Use Permit 3626 (Buzz) on grown s ai the approval was based on erroneous or misleading information r misrepresentation and that there are violations of the terms or conditions of the �\ 21 100 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. CD 4 Site Photos 101 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P soy 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 i' r yr / i - 1 _ t 1 t; 3 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 ^Moja wo -'mini p G R OW'S (NEST YACHT SALES 's a. I 71 r 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 Attachment No. CD 5 Project Plans 105 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 V� QP �,P �P soy 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 . �� IN CSI=GUI=� ITONe LEDGEND Parking Provided(Existing) Required Parking(Existing) 3 Existing Existing Day Night INEW 6" RAISED SLAB, REFER TO SHEET A1.3 Day Night On-Site 83 83 Office The Ritz 0 Off-Site 2700 West Coast Highway 0 5o Office Billy's 13 0 EXISTING ADJACENT BUILDING Off-Site 2620 Avon Street 24 24 The Ritz 0 80 Waived 34 0 Billy's 9 43 TOTAL 1 1411 1571 The Ritz Patio 0 0 Billy's Patio 31 3' Waived(Billy's) A0 Marina 18 18 TOTAL 1411 144 I 1 Proposed Parking Requirement Parking Provided (Proposed) Day Night Proposed Proposed A Day Night Office The Ritz 0 On-Site 75 75 Office Billy's 13 0 01 Off-Site 2700 WestCoast Highway 0 50 The Ritz 0 80 N ARCHITECTS Off-Site 2620 Avon Street 24 24 Billy's 9 43 4 2Waived 34 0 The Ritz Patio 0 0 TOTAL 133 149 Billy's Patio 3 3 17848 Sky Park Circle , Suite B 9 EXIS I ING PARKING LOT Footnote:2801 W. Coast Highway-2nd&3rd Floor Office Use: Waived(Billy's) 34 0 I r v i n e C a I I f o r In l a 9 2 6 1 4 1 P27 A Marina 18 18 P h . 9 4 9 7 5 7 . 3 2 4 0 1 26 30 12 13 Net Office Area: 5350+8030= 13,380 SF/250=54 Stalls TOTAL 131 144 w w w s m s - a r c h c o m 6'-0" 10s'-4° 33'-01/2° 31 ON SITE PARKING LOT SHALL BE RE-STRIPED WITH OPAQUE SEALCOAT WITH 3 PL TO EDGE OF BUILDING PAINTED PARKING STALL LINES AND GRAPHICS PER THE ICTY AND STATE — — ADJACENT STANDARDS. _ (E) SIDEWALK ON-SITE PARKING PARKING PROVIDED PER CITY OF NEWPORT BEACH STAFF MAINTAIN ACCESS rn h A G -0" PUBLIC I A �� - _ . . 3-10 1/ • 3 APPROVAL #SA2014-015(PA2014-112) & OPERATOR LICENSE No. EASEMENT -1 1 OL2014-007 (PA2014-094). THE LAYOUT IS CONSISTENT WITH THE APPROVED PARKING I-AYOUT PER PLAN CHECK #1442-2001, A1.0, DELTA 2, ® a 0 . T.E, 29 00'00" 239.81' DATED 12/10/2001 PREPARED BY ROBERT KUBICEK ARCHITECTS WITH 13 REFINED QUANTITIES AS PROVIDED IN TABLES ABOVE. 27 STAIR �pQO� 1 2 3 !2 4 5 6 8 9 10 �OT e 5�0 z I �l 18 1 C C C C C C C C C C O1 (E) EDISON AND UTILITY BOXES TO REMAIN O2 (E) SIGN TO REMAIN O / 11 SPACES ® 7'-6" = 82'-6" 23 25' P A 4 11 3 (E) DOCK W/ MINIMUM 22 BOAT SLIPS. REFER TO SHT AO.2 �¢ PARKING LOT TO RECEIVE OPAQUE ASPHALT SEALCOAT & NEW STRIPING / ' 3 01 l0 SYMBOLS. THE ETIRE LAYOUT OF BOTH ADDRESSED BUILDING'S PARKING r FIELD & PERIMETERS INCLUDING DISABLED ACCESS PARKING STALLS, ❑❑': VIII; 19 LOADING LANES AND ACCESS / SIGNED COMPONENTS IIS A`1� 3 6 5 (E) WHEEL STOPS 3 IJ 17'-0° 12 g 4" WIDE PAINTED PARKING STALL PER CITY STANDARDS 27 14 ro II e m � O (N) GUARD RAIL EXISTING I I°D 18'-0° `�� O8 (E) ENTRY DRIVE w O MODIFY PLANTER TO ENCLOSE AND TERMINATE WHERE REMOVED RESTAURANT 0 5 ° O 13 l� FDC FIRE DEPARTMENT CONNECTION BUILDING 40 m C4 I Q`� I I VAN ACCESSIBLE STALL ("VAN" ON SIGN AND PAINTED @ OFFLOAD LANE) 6'-0" il-5 1/211 45'-4" (NON CO BULKHEAD SET BACK 5'-¢• 25i-9 1/2" —0D 12 REMODEL TRASH ENCLOSURE. TENANT TO MAINTAIN RECYCLE PROGRAM 3� WITHIN THE TENANT PREMISES 10- REQUIRED ER IDE) a ' A ❑❑ 3 ® \ o- 14 14 "ZERO" CURB FLUSH LANDING 36" WIDE. PROVIDE TRUNCATED DOMES WHERE SHOWN, SEE DETAIL 4/A1.2 24 14 3 31 22 15 L C S A C A 3 1� REMOVE RAISED CONC CURB AGGESSI�LE ROUTE OF M � M M TRAVEL 5 I� 4" WIDE PAINTED BLUE STRIPES PATH OF TRAVEL NTE 2% SLOPE I 24 ANY DIRECTION WITHIN THE STRIPED REGION 1 18 (E) ELECTRICAL ROOM CONCRETE CURB RAMP MAX SLOPE 1:12. PROVIDE 1:12 SLOPE TRANSION 1 32 23 Ig FLARED SIDES OR 2" HIGH PROTECTION CURB SEE 15 A1.2 1 25'-0" 18'-0' 18'-0'- 25'-0" 17'-0" A H.C. INTERNATIONAL SYMBOL PAINTED BLUE / _tD 16 21 (E) DISABLED STALL SIGN. SEE A1.2 O ❑❑ 23 o I °M' 22 (E) DISABLED ACCESS NOTICE OF ACCESSIBLE ENTRY SIGN AT DRIVE WAY 1 13 i 33 24 23 11 LINE OF (E) SEAWALL BELOW 36 3 00 24 (E) BREEZEWAY 0- ® m 25 WASHOUT AREA SLOPE TO FLOOR DRAIN O a T.O.C. , A r �'� � ��`�,, to L �� L , I I O 6• U F 3 �► Z a o 26 CONDENSING UNITS ON GRADE, REFER TO MECH. DRWG. 4 �' m O - O 14 3 34 25 r 21 (E) PROPERTY LINE • s SITE A - - _ 28 (E) TRAFFIC LIGHT 1 32 8 O 0 24 6 - I F 2g EXISTING ELECTRICAL TRANSFORMER 7 1 I_ 4 0 0 US G D E K - L 6" HICK 11711 171O O o 20 33 26 v 31 MECHANICAL UNITS ON 6" HIGH HOUSEKEEPING SLAB 3 6 m 3 °' � c Al 2 ; L — — — W-on — — — J 9 19 32 TRAFFIC SIGNAL EASEMENT - RECORDED DECEMBER 12, 1973, LOT H OF TRACT 919BOOK 29, PAGE 31, ZI 35 40 1 I 33 WATER LINE EASEMENT PER ALTA KEYNOTE 18 SHEET A1.0 1 10' d 1 /z 3ro 2l 34 VALET STATION - REFER TO LANDLORD DROP OFF - LOADIONG B HEAD SEfBA K �j c CIRCULATION PLAN 7 20 35 EASEMENT FOR BAYSIDE PUBLIC WALKWAY PER ALTA KEYTNOE 2, SHT A1.0 1 z a PROVIDE "NO PARKING" MARKINGS IN PARKING LOT. ACCESS AND POSTINGS n 1 F 1 a c MUST MEET NEWPORT BEACH FIRE DEPARTMENT GUIDELINE C.01 & C.02 1 w o I o 14 1 T.O.S. 3 11 3 ( EASEMENT FOR DRAINAGE PER ALTA KEYNOTE 13, SHT 1.0 a „^� A I CD 0° z of n 331 28 M EASEMENT FOR POLE LINES & CONDUIT PER ALTA KEYNOTE 14, SHT A1.0 O.C. 42 Y Ami ' 8° io 0 21 �_ 3g EASEMENT FOR LINES & CONDUIT PER ALTA KEYNOTE 15, A1.0 NEWPORT i1 1 5 ® 00 00 TENANT LEASE LINE EASEMENT FOR PUBLIC WALKWAY PER ALTA KEYNOTE 16, SHE A1.0 HARBOR 3 I 1 - w w Q) 41 EASEMENT FOR PEDESTRIAN ACCESS PER ALTA KEYNOTE 19, SHT A1.0 41 16._0. a10 1 15 43 21 N 38 29 N z ° o LINE ADJACENT IXISTING PATIO �i 13 44 — ,3 — — 64 29 The Ritz Restaurant Fr 1a^ 27 L 36 39 2801 West Coast Hwy I I RIO., 1 45 1::�L4 v5 2 o C 2 CL Newport Beach , CA 'a T.O.S. u 0 3 6 1 T.O.C. 34 I 92663 646 25' 0" MIN. �3 4 v6 f 35 40 1 ° a l . a I 14 36 1 3 I a L �, o�°�SE.. ... '% 12 30'-0" TO CENTER OF R.O.W. , c ,. TF 2O d 1° I Y e N s� .�� 3-30-15 ° � _ � SITE B z � �- - - - - - - -='�j RENEWAL 130'-3 1/2" �8 22 I 9lf OF 63'-5" 1 I 1 _ " I CENTERLINE OF RIVERSIDE ST 1' I T.O.S. 3 00 0° 3 d as 1 I l a. T.UAI 21 10 6 28 6" NO. DATE ISSUE �1 I 2018 I 20 TYP I i� 6/30/14 PERMIT SUBMITTAL 18'-0 NO PARKING M I 09/22/14 PLAN CHECK RESPOND 1 EXISTING \ EXISTING / # 1 I ADJACENT _ 1` U 36 / p2 , ENTRANCE Q 12/01/14 PLAN CHECK RESPOND #2 BUILDING I °._ __IIc O`Os F 6 6 R ,o" 0 O I l h ,�' 17 0 A 16 32 0 1� 11 I { 1 T.O.S. 3 0 0 Iw I I 1 �J T.O.C. 10 a l 14 1 1 1 4 SPACES @ 8'- = 4'-0° 27'-3" 6'-3° 4 SPACES ® 8 6 5m I 0 4M 1 L ` 1 15 _ 0 PROPOSED BUILDING AREAS: I EXISTING BUILDING AREAS: I 0 o 12'-6" 0 DESCRIPTION 01,922 C. Al/' DESCRIPTION OCC. Al/B ; I I . / n LEVEL 1 906 S LEVEL 1 1 " 1 1 j 51 52 3 54 5$�6 5_o L't 58 5 C m EXIST LEVEL 2 S LEVEL 2 8,922 SF DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK WI SMS ARCHITECTS AND MAY NOT BE DUPLICATED, � � USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT LEVEL 3 6,572 S LEVEL 3 7,390 SF 1 1 TRASH ENCL 15 a• o TOTAL EXIST 1 1 I 33 TOTAL 21,400 S' 1 I I N PROJECT N0. 14015 RFSTAI RANT: _ I. . DATE November 26 2014 PROPOSED NET "PUBLIC" ARE LEVEL 1: 3,190 SF MAX. PER USE P RMIT L , \ I DRAWING TITLE PROPOSED OUTDOOR PATIO ATEA: 732 SF, 768 SF MAX. PER USE PERMIT o 1 °I 0 BUILDING REDUCTION ADDITION REAS: c 1 0 DESCRIPTION R DUCTION ADDITION � � � � .� � � � � � .?� � � � � � � � � � � � � � � � � � � � � � � � � .j� � � � � � � � � � � � � � � � � � � � � � � � � � � � .j� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � m� � M M� � M� M� �� SITE PLAN LEVEL 1 E g LEVEL 2 0 SF D SF PUBLIC 4GGE55 EASEMENT DRAWING NO. a LEVEL 3 818 SF 0 SF A, s 37 ,lam RESULT 158 S.F. 1,158 S.F. PUBLIC ACCESS ` 37 10 N EASEMENT NOTE: THE RATIO OF NET I UBLIC AREA TO RESTAURANT AREA HAS NOT CHANGED FROM THE Z ORIGINAL USE RATIO. A3 A101 FOR LEGAL DESCRIPTION REFER TO PUBLIC RECORDS FOR ARM LISTED ABOVE SCALE: 1/8"=1'-0" SITE PLAN 4 a 05-21-2014 PC Staff Report-Ritz CUP v �� " Attachment No. PC 4 F,4R<1NGT OAI=OI LAITON5 Parking Provided(Existing) Required Parking(Existing) Existing Existing Day INight Day Night On-Site 83 83 Office The Ritz 0 Off-Site 2700 WestCoast Highway 0 50 Office Billy's 13 0 EXISTING ADJACENT BUILDING Off-Site 2620 Avon Street 24 24 The Ritz 0 80 Waived 34 0 Billy's 9 43 TOTAL 1411 157 The Ritz Patio 0 0 Billy's Patio 3 3 Waived(Billy's) 34 0 Marina 18 18 TOTAL 1 1411 144 I Proposed Parking Requirement Parking Provided (Proposed) Day Night Proposed Proposed A Day Night Office The Ritz 0 a On-Site 7 75 Office Billy's 13 0 0 Q RCHTECTII� Off-Site 2700 WestCoast Highway 0 50 The Ritz 0 80 N Off-Site 2620 Avon Street 24 24 Billy's 9 43 1 4 Waived 34 o The Ritz Patio 0 0 17848 Sky Park Circle , Suite TOTAL 1 33 1 49 Billy's Patio 3 3 y I Footnote:2801 W. Coast Highway-2nd&3rd Floor Office Use: Waived(Billy's) 34 0 1 g EXISTING PARKING LOT Irvine , C a l i f o r n i a 9 2 6 1 27 26 30 12 13 A AA Marina 1 28 TOTAL 131 118 h . 9 4 9 . 7 5 7 . 3 2 4 Net Office Area:5350+8030 = 13,380 SF/250=54 Stalls w w s m s - a r c h c o 6'-0" 106'-4° 33'-0 1/2" 31 ON SITE PARKING LOT SHALL BE RE-STRIPED WITH OPAQUE SEALCOAT WITH L TO EDGE OF BUILDING PAINTED PARKING STALL LINES AND GRAPHICS PER THE ICTY AND STATE - - PROPERTY – - - --- - - - - - - - - - - - - - - - - - - —�— ADJACENT STANDARDS. - - -- - -- - - - -- - - ON-SITE PARKING PARKING PROVIDED PER CITY OF NEWPORT BEACH STAFF TAIN ACCESS `oi E) SIDEWALK &'-0" � A A 3 -10 1/ APPROVAL #SA2014-015(PA2014-112) & OPERATOR LICENSE No. EASEME BLIC 3 OL2014-007 (PA2014-094). THE LAYOUT IS CONSISTENT WITH THE APPROVED PARKING LAYOUT PER PLAN CHECK #1442-2001, A1.0, DELTA 2, XI a T.�� 2e 00'00" 23951' DATED 12/10/2001 PREPARED BY ROBERT KUBICEK ARCHITECTS WITH 13 REFINED QUANTITIES AS PROVIDED IN TABLES ABOVE. EXIST. 6"Q i0 STSTAIR ELECTRICAL I 27 ROOM I 2 3 4 5 6 1 8 9 1� 10 `0 18 z G G G G G G G G G G O i I r 71 = (E) EDISON AND UTILITY BOXES TO REMAIN 22 (E) SIGN TO REMAIN 11 SPACES ® 7'-6° = 82'-6n 25 P KI \ 11 Q3 (E) DOCK W/ MINIMUM 22 BOAT SLIPS. REFER TO SHT AO.2 23 BACK OF K TCHE / - ( q ) PARKING LOT TO RECEIVE OPAQUE ASPHALT SEALCOAT & NEW STRIPING / HOUSE EN ANCE " 10 SYMBOLS. THE ETIRE LAYOUT OF BOTH ADDRESSED BUILDING'S PARKING FIELD & PERIMETERS INCLUDING DISABLED ACCESS PARKING STALLS, ❑® 19 LOADING LANES AND ACCESS / SIGNED COMPONENTS IIS A�1 j CD (E) WHEEL STOPS 27 17'-0° I� 6 4" WIDE PAINTED PARKING STALL PER CITY STANDARDS — n KITj CHEN � � � � �° O (N) GUARD RAIL EXISTING 18'-0" �� O (E) ENTRY DRIVE DINING ROOM ____ RESTAURANT � Og MODIFY PLANTER TO ENCLOSE AND TERMINATE WHERE REMOVED VV MEN'S 5 c �O 13 I(IJ FDC FIRE DEPARTMENT CONNECTION L_ J O ' O 40 N -C-4 Il VAN ACCESSIBLE STALL ("VAN" ON SIGN AND PAINTED 0 OFFLOAD LANE) BUILDINGES ROOMS 6'-0" -5 1/2p 45'-4° (10N 0°NFORMING EASEMENi PER CEAD,SET BACK - - ,; ^- `` t 5' 4' 25'-9 1/2" °O 3m 1 ====AM ° 11 _______ L 14 14 "ZERO" CURB FLUSH LANDING. PROVIDE TRUNCATED DOMES WHERE SHOWN 15 DISABLED ACCESS PATH OF TRAVEL TO THE PUBLIC WAY 24 31 22 I(o REMOVE RAISED GONG CURB IJAR DINING ACCESSIV4LE ROUTE OF 4 I� 4" WIDE PAINTED BLUE STRIPES PATH OF TRAVEL NTE 2% SLOPE HOSTiiiIIII- - - - - -). � 3 15 Y T T E T ENTRY 1 24 A`.2 18 (E) ELECTRICAL ROOM CONCRIg FLARED�SIDCSRO RAMP 2" HIGHXPSOTPCTION2. PROVIDE C RB SEE 15/SLOPE TRANSION 25'-0' 18'-0 18'-0 25'-0° 1.2 32 23 17'-0" A TE A NA S B P T B E (E) DISABLED STALL SIGN. SEE A1.2 23 ® --------I " r I 1 ST 22 (E) DISABLED ACCESS NOTICE OF ACCESSIBLE ENTRY SIGN AT DRIVE WAY 1 nu 23 LINE OF (E) SEAWALL BELOW ' 33 2 4 -'- 24 (E) BREEZEWAY BAR RESTROUMS ELEVATOR ,3 3 ® 11 m 25 WASHOUT AREA SLOPE TO FLOOR DRAIN T.O.C. w x 3 } -y ♦� n 6" 32 N o A �o CONDENSING UNITS ON GRADE, REFER TO MECH. DRWG. \ ��'\\ III ® L - 1 7A 34 4 25 } 2l (E) PROPERTY LINE _= O 1----------------------- ®®®. ■ 1 6 SITE A = 28 (E) TRAFFIC LIGHT l is c� 2g EXISTING ELECTRICAL TRANSFORMER CD 24 c yl 1 I- — — — — — — — — — -I N (N) CONC HOUSING PAD / SIDEWALK IN-FILL 6" THICK m -cc 1 4 - - _ 7 - 1 0 20 35 20 31 MECHANICAL UNITS SUSPENDED ABOVE THE SOFFIT LINE, REFER TO 0 0 IJ I 6 N 1 MECHANICAL DRAWINGS 3 or w c A1,2 PATIO 17 L – – – 18'-0 – – – J 9 19 32 TRACT 919800K TRAFFIC SIGNAL EASEMENT PAGE 31 RECORDED DECEMBER 12, 1973, LOT H OF 35 40 Ami 1 3 33 WATER LINE EASEMENT PER ALTA KEYNOTE 18 SHEET A1.0 110'-0" I 1 I O VALET STATION - REFER TO LANDLORD DROP OFF - LOADIONG _ _ 34 CIRCULATION PLAN ♦ z 36 21 1~ I I ; ��j za m 35 EASEMENT FOR BAYSIDE PUBLIC WALKWAY PER ALTA KEYTNOE 2, SHT A1.0 7 0l 1 z ¢ I 1za- 17 2� 3(o NOT USED N^7 Q a a w o I c 1 T.O.S. 3 11 3 l EASEMENT FOR DRAINAGE PER ALTA KEYNOTE 13, SHT 1.0 o I 14 I 1 ° 1 331 2a � �g EASEMENT FOR POLE LINES & CONDUIT PER ALTA KEYNOTE 14, SHT A1.0 1 I r7 A A�1.2 °O.C. 42 I� > oo a 11 6° 3g EASEMENT FOR LINES & CONDUIT PER ALTA KEYNOTE 15, A1.0 A I I 00 00 21 EASEMENT FOR PUBLIC WALKWAY PER ALTA KEYNOTE 16, SHE A1.0 NEWPORT 1 1 5 TENANT LEASE LINE a HARBOR 3 I I ® 41 EASEMENT FOR PEDESTRIAN ACCESS PER ALTA KEYNOTE 19, SHT A1.0 41 1 ° a 6 -0 °D 1 15 43 21 2 38 29 N o� 1 - IL 1 Z o — — — — LINE — ADJACENT IXISi1NG PATIO 1 M – 15 – – 64 – – – Project: I n - - - - - - - - - - - - - - - - - - - - - - - - - - - - The Ritz Restaurant I 27 1 ; �I E2 14 38 65 39 o 2801 West Coast Hw I Kl °JEAD s 45 ` 2 62 Newport Beach , CA T.O.S. 3 u 1 ♦ 0" A 6 1 I 92663 WT.O.C. 34 1 I 6" 46 4 13 4 66 I 1 1 A1.2 63 j1 I 1 1 N D„ARC, SE ARC, 12 61 30'-0° TO CENTER OF R.O.W. GF� yjTF�� I 1 I 1 I — c*:' :TB _ SITE B (� 3-30-15 1 1 11 (08 22 �T9 RENEWAL D TTEE� \Q;� 130'-3 1/2" I TF"O,F„.... 63'-5” 1 1 1 41 tO I CENTERLINE OF RIVERSIDE ST 1 1 1 T.O.S. 3 _7 1 1 1 T:O:C. C 21 1m 6 28 1 ♦ 1 6" NO. DATE ISSUE 1 1 I W ® 20TYP I i�F I 6/30/14 PERMIT SUBMITTAL -0" 48 " \\ EXISTING Q 09/22/14 PLAN CHECK RESPOND #1 EXISTING / Pip, ENTRANCE I Q 10/29/14 PLAN CHECK RESPOND #2 1 I ADJACENT �, BUILDING CD Rte'°' 1� _ a O 17 - - - - - - - - - - - - - - - - - - - - I Q A IZ > III 16 32 1 a 1 T.O.S. 3 0 1� T.O.C. 10 I 1� 3 Coe 17 1 — 6' 21 �> 1 III Ami 11 1 �/j' I Q 1 4 SPACES ® 8- ° = 34'-0" 27'-3° 6'-3° 4 SPACES ® 8 6 34'-0" 1 ,5 50 - 15 i I I o7112'-6- L0 1 j 51 52 3 54 5��6 56 55 5 (00 of DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGIN 1 \ 64 AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICA 1 III I 1 I USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT 1 1 00 TRASH ENCL 1 I 1 N 1 . 1. PROJECT NO. 14015 1 DATE ♦ L \ \ a I DRAWING TITLE c 1 0 ♦ 1 ♦ 5'-Oa - - - � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- -- - -- --- SITE PLAN PUBLIC ACCESS E,45EMEN7 DRAWING N0. 37 CO PUBLIC ACCESS 35 40 37 EASEMENT A3 Al ■ SCALE: 1/8"=V_011 SITE PLAN 14 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 , � � �� TLANDTITLE. AF� 2751 & 2801 PACIFIC COAST HIGHWAY 17848 sky Park circle , suite e �`i�W$OR�—BEAEkI—CALIF9RIaIIA _-- g Irvine , C a l i f o r n i a 9 2 6 1 4 ' 9 4 9 7 5 WEST w w w . s m s - a r c h i c o m LEGEND: LAND AREA COAST HWY. MONUMENT NOTES: AC - ASPAHLTIC CONCRETE 52,317. SQUARE FEET (';ROSS) BD - BOAT DOCK 1.20 ACRES (GROSS) A FOUND EPDXY & "CALTRANS" TAG, FLUSH IN CONCRETE, ACCEPTED AS "CALTRANS - - - - - - -- - - - -- BH - BULKHEAD f TAG" PER CORNER RECORD NO. 97-006. � ` SI BW - BLOCK WALL C.L. - CENTERLINE FOUND PUNCHED BOAT SPIKE & WASHER, STAMPED "CALTRANS", PER CORNER CP - CONCRETE PAD fir,. � 1. RECORD NO. 97-008, DOWN O.1' IN ASPHALT. � CS - CONCRETE SWALE DI - DRAIN .INLET ,` ( FOUND PUNCHED BOAT SPIKE & WASHER, STAMPED "CALTRANS", PER CORNER \ HFO w \ E. - EAST 1 �J RECORD NO. 97-009, FLUSH IN ASPHALT. \ w RT g E.S. - ELEVATOR SHAFT FD. - FOUND {>' FDC - FIRE DEPARTMENT CONNECTION SURVEYORS NOTE: \\ w FP - FLAG POLE THE DISTINCTIVE BOUNDARY SHOWN HEREON WAS} DETERMINED \ iv FS - FIRE SPRINKLER BY A GROUND SURVEY;PERFORMED IN JANUARY;;2007, AND IS FSC - FIRE SERVICE CONTROLO GM - GAS METER TO BE FILED AS A RECORD OF SURVEY WITH THE ORANGEa0 \ J COUNTY SURVEYORS OFFICE. \ GR - GUARD RAIL HCR - HANDICAP RAMP " o Z HCS - HANIDCAP SIGN t,*. ; V \ 1100 MC - METAL COVER /T4F N. - NORTH NE. - NORTHEAST ` Z OH - OVERHANG PA PLANTER- PLANTER AREA20' 0' S. - SOUTH 20' 40' VICINITY MAP 0 LEGAL DESCRIPTION: NO SCALE (n SCO - SEWER CLEANOUT r. SE. - SOUTHEAST A PARCEL A: W SL - STAIRS LANDING SW. - SOUTHWEST qpp THE SOUTHEASTERLY 118.10 FEET OF THE NORTHWEST 150.00 FEET OF LOT "H" OF TRACT T.R. - TITLE REPORT SCALE : 1 - 20 TSPB - TRAFFIC. PULLBOX IN T BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN A MAP I RECORDED N R BOOK 29; PAGES 31 TO 34, INCLUSIVE OF MISCELLANEOUS (TYP) = TYPICAL MA E OFFICE OF THE COUNTY RECORDER OF SAID COUNTY UMH - UTILITY MANHOLE I PS, IN TH W. - WEST I W/ - WITH PARCEL 8: WD - WOOD DECK ^ LOT 45 OF TRACT 1133, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF WV - WATER VALVE CALIFORNIA AS PER MAP RECORDED IN BOOK 36, PAGE(S) 13 AND 14; OF MISCELLANEOUS CL - CENTERLINE MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. - CONCRETE PAVEMENT °' (( PARCEL C: N o m w W 1n f Q i r o M v W cJ THE SOUTHEASTERLY 100.00 FEET OF THE NORTHWESTERLY 250.00 FEET OF LOT "H" OF tWi 0 Z I c¢.. TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF I w a rn r +j W CALIFORNIA AS PER MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF W0 J `` Ca ¢ <.) N N m MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. o w DO z +� J a (n J J Y �- N J J�..,, i -j .J -�J SITE RESTRICTIONS: z a a Zo 0 a a s o' Z a �_ a J 0 3 a LO o 3 aw B_ 0- W Z_ 0 3n LL r LV o � � � SETBACKS: ¢0 F F O o a 0 ¢o o 0 o z o o LEGAL DESCRI PTI ON NOTE: Lu Wa �3ZOQ WLd Z65 ' 'w PARCEL 1 Z3 0 3 a d` x rn >L Z - N28'59 30"E J x cn 1 m z _ z 298.$8' — _ °J AT THE REQUEST OF RESCO PROPERTIES; PARCEL "B" OF THE ABOVE REFERENCED LEGAL C W N V_ FRONT - A MINIMUM OF FIFTY (50) PERCENT OF ANY x U o o _ _ _ ¢ Y o, o ¢ Z a m LOT FRONTAGE ABUTTING COAST HIGHWAY �,� z w o c� z s r J d o — z• -PAROL MAP N0. 34-709- > N — ¢ >M DESCRIPTION WAS NOT A PART OF THIS SURVEY AND IS NOT GRAPHICALLY SHOWN HEREON. 0 omo oda > >� O7 . -50.00 ,, SHALL PROVIDE A BUILDING SETBACK OF NOT m o c�. 3 o m..x m o m, o o P.M.S.Jv1199/39-40 o o 0 0 Z LESS THAN TEN (10) FEET FROM OAST 3 3 j I APN: D9-13° -�� ITEMS CORRESPONDING TO SCHEDULE "B": x HIGHWAY RIGHT-OF-WAY WHILE THE i 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 12" REFLECTORIZED SIGN BOLTED RESERVED TO PIPE WITH TAMPER PROOF CADIUM PLATED BOLTS, NUTS & WASHERS. 180 REFER TO SITE PLAN FOR INSTALLEDRDING TO BE � 3 MR n n �� o TEMPERED GLASS IJ�J V' VAN SIGN WHERE OCCURS (�•) 17848 Sky Park Circle , Suite B z C:) 2" DIA. GALV. STL PIPE- EXTEND 12" �2 � �� Irvine , California 9 2 6 1 4 I INTO CONC.FlLLED PIPE 24° P h 9 4 9 7 5 7 . 3 2 4 0 N `O PROVIDE A SLOPING CONC. WASH VAN �� w w w s m s - a r c h c o m I z ® TOP OF 6" PIPE ACCESSIBLE 6" 40 WIDE BLUE PAINT, f 3 TYPICAL (2 COATS) z 12" � STATE PERMIT N' � e OR LICENSE 8' REQUIRED 8'-6" MIN. 18'0 16 STONE CLADDING 0/ VAPOR BARRIER A81 0/ CONCRETE MASONRY WALL 17PARKING STALLn13 H.C. PARKING SIGNS 9 3/16' = f-0' V25I SCALE: 1/4"=1'-0" NORTHEAST ELEVATION 1 M:\WSS SHOES\# 22 SAN FERNANDO\PLANS\A-1-1-2.DWG PARKING STALL SIGN SEE �8 EQUAL EQUAL CONC. CURB SEE CML PLANS 4" WIDE BLUE PAINT, TYPICAL (2 COATS) 3 0 6" CURB / -Go — STO00 i 000000000000 ,,/, ,,/ 000000000000 00o°00o°00o°00o°°0o°°0o° o o0000o �� 6" WIDE STRIPE 2-COATS HIGHWAY WHITE NOTE: CONTRACTOR SHALL CONFIRM AND OR MODIFY PAVING AS SPECIFIED TO PROVIDE STONE CLADDING CROSS SLOPE OF DISABLED PARKING STALL, 0/ VAPOR BARRIER LOADING ZONE, AND PATH OF TRAVEL FROM 48° HIGH HELVETICA MED. 2-COATS 0/ CONCRETE MASONRY EQ. EQ. LOADING ZONE TO ENTRANCE NOT TO HIGHWAY WHITE WALL 9'-0 MIN. 6'-0" 9'-0° MIN'Id . EXCEED 2% IN ANY DIRECTION W/POSITIVE IleSLOP AWAY FROM THE BUILDING 2 AISLE ACCESSIBLE VAN PARKING STALL STOP SIGN 3/16' = f-o' 10 SCALE: 1/4"=,'-0" SOUTHEAST ELEVATION 2 PARKING STALL SIGN SEE S-0" MIN. �o Pr�j e 4- WIDE BLUE PAINT, TYPICAL (2 COATS) W The Ritz Restaurant BLUE COLOR, X15090 FED. STD. � 595a OR EQUAL %% 2801 West Coast Hwy i 2% o \ 4' WIDE BLUE PAINTED LINES AT ACCESSIBLE = Newport Beach , CA co STALL ONLY. "k PAINTED � PAINTED 12° HIGH LETTERS 'NO PARKING' M WHITE LANE MARKING PAINT 2 � 92663 NO COATS, 3" WIDE TYP. 0 PARKING l 14 - M W REFER TO SHEET T NE CLADDING "NSAR� ' III ",""y NOTE: CONTRACTOR SHALL CONFIRM AND OR / T A10.1 FOR DOOR 0 VAPOR BARRIER o` G� �D T MODIFY PAVING AS SPECIFIED TO PROVIDE EQ JEQ SCHEDULE 0 CONCRETE MASONRY •' P H S�'Fr `- CROSS SLOPE OF DISABLED PARKING STALL, WALL LOADING ZONE, AND PATH OF TRAVEL FROM EQ. EQ. EQ. EQ. LOADING ZONE TO ENTRANCE NOT TO 2 *' zn t 9'-0 MIN. 8'-0'MIN. ® VAN STALL 9'-0 MIN. EXCEED 2% IN ANY DIRECTION W/POSITIVE 3-so-ts SLOP AWAY FROM THE BUILDING =Jj. RENEWAL ''9TF.......... OF, ACCESSABLE VAN PARKING STALL ACCESSIBILITY SYMBOL TITLE 3/16' = f-0' 11 3/4' = f-o• 7 SCALE: 1/4"=,'—o" SOUTHWEST ELEVATION 3 NO. DATE ISSUE 6/30/14 PERMIT SUBMITTAL 09/22/14 PLAN CHECK RESPOND #1 10-03-2014 ADDENDUM-1 0;'0^� Z 00 211 Q 10/29/14 PLAN CHECK RESPOND #2 WAUSA U TILE, INC. 0 WARNING PAVER WARRANTYSTATEMENT 0 , Y NOTES: 1 -5 MAIL 'r'. 1. BOTTOM OF CURB TO BE SET ON COMPACTED SUB—BASE &WIRNING DDIJIE DEVA L OR NATURAL UNDISTURBED SOL (PER SOLS REPORT). 2. FINISH ALL DIPOSED CONCRETE SURFACES SMOOTH. �LP,O Date: 11-04-2014 '. t7° 3. PROVIDE 1/2' EXPANSION JOINTS AT 25'-0' O.C. rF s , Project Name: THE RITZ RESTAURANT MAXIMUM, AT CURVES, TANGENTS AND CORNERS AStraight Row 2.31713' .,�I 1 � Spa , Pattlei I: Project Address: 2801 WEST COAST HWY 4. CONTINUE REBAR THRU EXPANSION JOINTS 5. SE CIVIL PIANS FOR ACTUAL PROFILE AND DIMENSIONS PORCELAIN ON STEEL ,� Q City/State/Zip: NEWPORT BEACH, CA 92663 ECTSIGN, n.8I3' BOLTED TO UNISTRUT co 2.,�" fJOdTlMYic�d P 195.' 017I7 A ` BOLTTO UN Q Wausau Tile, Inc., warrants its concrete Truncated Dome Warning Pavers for a period of 5 (5 `G' C 0 G 0 C Q NOTE: SIGN TO APPEAR AT EACH years commencing from date shipping is complete. Wausau Tile, Inc. warrants to the u,1g ^ 0 ENTRANCE TO OFF STREET PARKING o G° J D 0 SCJ 0 0 0. d 0' Property Owner (Owner) above, that, subject to the terms, conditions and limitations WITH LETTERING NOT LESS THAN stated herein against manufacturer's defects (INCLUDING ALL TERMS ON THE 6' 3/4 R 1" IN HEIGHT STATING: n , © 0 C iii t-, 03 0 0 Q REVERSE HEREOF). #4 BAR CONTINUOUS CO CRETE JRB GRADING CONTRACTOR TO BRING SOIL C C~ �] O fJ Cx3 C 0 Wausau Tile, Inc. will remanufacture Wausau Pavers which fail to meet the following UNAUTHORIZED VEHICLES PARKED IN A/C PAVING UP TO THIS LEVEL DESIGNATED ACCESSIBLE SPACES NOT DRAWINGS AND WRITTEN MATERIAE APPEARING HEREIN CONSTITUTE ORIGINAL caused by poor workmanship in manufacturing: Wausau ADA Detectable Warning Go II O' 0 0 0 _01 0 a' IO � AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, PLANTING, SEE SPECS. FOR SOIL DISPLAYING DISTINGUISHABLE PLACARDS OR I USED OR DISCLOSED WITHOUT WRITTEN CONSENT of THE ARCHITECT Pavers to be compliant with the State of California Department of State Architects Policies LICENCE PLATED ISSUED FOR PERSONS NOTE: 23568 TACK COAT PAVING TO TREATMENT FIN. CONTRACTOR TO PROVIDE A DETECTABLE 0 O. 0 0 10 0, 0 0 C) 0 IR 11B-3 IR 11B-4, as well as comply with architectural standards as published in the 2007 CONCRETE (or current) edition of the California Building Standard's Code, and includes durability " WITH DISABILITIES WILL BE TOWED AWAY AT GRADE WARNING PRODUCT SAMPLE TO THE BUILDING N OWNERS EXPENSE. �I INSPECTOR FOR APPROVAL OF COLOR PROJECT NO. 14015 criteria of shape, color fastness confirmation sound-on-cane acoustic quality, resilience 70 >° v �,' \/ EXPENSE. TOWED VEHICLES ___W _ ,_._, .______ Ci 'C O' a C7 Q' I G p 9 �� j�j MAY BE RECLAIMED BY �° rN>Jxifl3i DATE November 06, 2014 and attachment. D �� - — CONTRAST WITH FINISH SURFACE. a �" �� TELEPHONING (949) 644-3681 0 0 C3 0 �?� 0 t7 0 0 0DRAWING TITLE [y Wausau Tile, Inc.'s obligations over the period of this Warranty are limited to the Owner's _ -'�� I ' . \/ ��/��SMOOTH CONCRETE FINISH TO 3• PER CBC 11298.4 1 BELOW TOP OF CURB io original cost of the Wausau Tile Pavers. THERE ARE NO WARRANTIES WHICH I O G G }, 0 G 10 t7 O O EXTEND BEYOND THE DESCRIPTION ON THE FACE HEREOF. No warranty claim SITE DETAILS AND "' �ff ?� will be accepted unless all bills are paid in full to Wausau Tile,Inc. i�� CONCRETE CURB WITH SMOOTH 2"X2'X1/8 GALVANIZED STEEL /TROWEL FINISH TUBE SET IN CONCRETE FOOTING I �' tiy - �A ' PATIO ELEVATION 12 WAUSAU TILE,INC. 1 -0 9 DRAWING NO. DIA. s N 3 EAl2 Paul Hantz r Sales and Service ■ 20 Wausau Tile Inc. 16 CONCRETE URB AT PLANTER 12 DISABLED NOTICE I N AT ENTRY 8 r=f-0' r=f-o' SCALE: N.T.S. 24" ADA DETECTABLE WARNING PAVER 4 o M:\WSS SHOES\# 22 SAN FERNANDO\PLANS\A-1-1-2.DWG M:\WSS SHOES\# 22 SAN FERNANDO\PLANS\A-1-1-2.DWG a 110 0 0 0 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 I I I I I I I PROPERTY LINE =-47 _ _ _ _ _ - - - - - - - - - - - - - - - - - - - - - - - - - - - I 3 PO NG OF OCCUP LOAD A i 120 0 SHALL BE PER SE ION 1004.3 i /J`/// 0 1 H R — N 2g°DD'��" 235.81' I ' I ME EN _4TAff � / i o �BACKOI VC731 it N❑ PARKING Alr\�� - �_ LJ / I ❑©, 17848 SkyPark Circle , Suite B IrvineCalifornia 92614 3 P h 9 4 9 7 5 7 . 3 2 4 0 w w w s m s - a r c h c o m — — — — — — — — - - — T_CH� --------------------- ----------� i �DINING ROOM ------W I I / I �� I L � _ _ _ _ � J MEN1 6BOATSLIPSTHISLANE J c I 13 45'-11° I RESROO S OO j I— L______J j II � 1 1 1\ O I — —� — — I— — — — — — — — — — — ------------ ----- ------ — — — — - ---------------- — ------i-----------Qo rt A A — — — — — — — — — — — J. — — — — /NJ T — j— E i1Tp� RY POSTING OF OCCUPANT LOAD %r 120 �Nc T SHALL BE PER SECTION 1004.3 3 0 —VA ----------S-T-A1R — — H A , BAR SITTING�RERI o ARS / I RESTR OMS, ELEVATOR J 1' � I I �./ XIT E ELEV. STAIR 22' 10 1y2" L__j- 0 E UIP. W - ---------- -- L z TOTAL BOAT SUPS AT 2801 & 2751 WEST COAST HWY. = 22 SUPS HATCHED PORTION INDICATES NET PUBLIC DINING AREA 3,173 S.F { _ _ _ _ - - - _ _ POSTING �F CUPAN L y r IL - - - - - - - -SHALL B PE SECT1 N 11 { EXIT I O O O[I] W 3 � tl I I I I i IDf 1 R cl O J P A 1 f - - - 7 - - - J { W < < ann�rrnr�nn7nnnn@ nn �nnnF:nn �nnn o LLJ o ® HATCHED PORTION INDICATES NET PUBLIC PATIO AREA: 700 S.F. Z o 3 -8" -I� 8 SUPS X 2 = 1 BOAT SLI THIS LANE J DUPLICATE AMOUNT OF SUPS ARE PROVIDED TO THE OF THESE BOAT SUPS NOT SHOWN IN PLAN EQUAL TO THE QUANTITY INDIACTED IN PLAN TO THEW WITH A C MMON ACCESS SERVING A TOTAL OF 16 BOA SUPS Z W I � O 0 � - - - - - - -� - - r - I I I SCALE: 1/8"=1'-0" SITE - 1ST FLOOR OCCUPANCY PLAN 2 OCCUPANT LOAD - 1 ST FLOOR 0 n � � � n � n EXISTING AREA / SEATS OCC FACTOR TOTAL LEVEL 1 38'-5 1/2" DINING 2,573 SF 15 OCC. 172 OCC. OA — - - - BAR SEATING 31 LF 1.5 21 OCC R 1 ]OUR ENTRY 167 SF 15 OCC. 11 OCC. URE -- 4 OOC E STO R ! (MAX 25% OF (B� - ----------- - -G - - - - - - - - - - - - - - - - - - -------------------- - - - - - - - - - - - - - - - - - - - - --------------- - - --- ---- ------ -------------------------- 436 ------------------------ - PUBLIC AREA NTE I I - -F - - - (`- - �X - -j - - - - - j - - PUBLIC 436 S.F. " EXIT DECK 656 S.F. 16'- x26'-10" 7-0 1 OCC 1 OCC 31'-6°x20'-10° I I F BAR STANDING AREA 82 SF 5 S.F. 16 OCC. _ I 2 occ 1067 S.F. Project: EXISTING j DECK � EXISTING ao'-6°x26'-4° 3 RESTROOM ROOF 3 I RESTROOM 9 OCC KITCHEN 2,213 SF 200 OCC. 11 OCC. STOR The Ritz Restaurant 18-2 j 6X000 I 3 A OFFICE 51 SF 100 OCC. 1 OCC - - - - - - - - - ----------�-------- ------- --- - --------------- - -------------- - - - - - - - - - - - - - - - - - - ---------- ------- - - - -------------------------- - 2801 West Coast Hwy - - - - - - - 1 59 S. 504 S.F. EXISTING STOR I " EXISTING 18'-6�32F-0" 32'-0"x15'-9" RESTROOM 138 S.F. RESTROOM 5 OCC 5 OCC Newport Beach , CA 6® N EXIT I � 3 I I STORAGE 602 SF 300 OCC. 2 OCC 82663 OC N 14 OCC - - - - - - - - - a198 S F p - - - -------- ---- ----------- ---------- -------F - - ,� XFF - 292 S.F.- - - - - - - - - - - - - - - -1564 S F. - ----------- - - - - - - - - - - - -f - - - - - - 3 - ----- -------------------------- 16:-8"x18:-6: 1 3 OC 19 -6°x45-6I r' 14'-10"x19'-8° 55;-4;x19;-4; 2 OC I ' EXIT 3 OCC 21 4 OC -5 I TOTAL BUILDING OCCUPANTS 233 OCC 3 I I E rr EXIT EXIT 3 I OCC 5 OCC 12 OCC I 1 HOUR RATED vI vI EXIT OUTDOOR DINING 700 OCC 15 SF 47 OCC (RATED CORRIDOR _1 HOURCORRIDOR L 9 OCC \G LASED'n. C 7� 111111111111/////,,,, - - ------ ----------- - - - - - - - - - - - - - -e - - - - - - � -- 3 - - - - �I------------ - - e - - - - � - EXIT WIDTH REQUIRED � - 3 I 20'-4 1/2" I EXIT EXIT I '*r -za 1 i EXIT 2 OCC NUMBER MIR WIDTINNI DOOR WIDTINNI = 3-30-15 6 OCC OCCUPANTS OCC. X 0.2 X 0.15 PROVIDED 6 Q(`i(`i I I I = S'• RENEWAL ' A =,�9. DATE - --------------- ------------------------------- ------------- -------- L- ------ --- ------------------ - - - - - 224Sf ,TF' •..... • 'p�,.. - - - 488 S.F. J5 F- -�- - - - - - 2< -� -t "".1f,-, mE1 1,1 ---f --�----�- t- � 15'-4° 11'-10" 55-4 x20-4 616 S.F. 8'-6 x5'-0" 120 , S.F. 23-2x19-0 LEVEL 1 252 50.40" 37.80" 288.00" 15'-1 x1 EXIT 659 S.F. 15'-2"x32'2" I I 18'-7"x33'-O" 2 OCC Q $-� I 32'-2"x20'-6" 5 OCC fp I 4rr 6 OCC 45-6 x20-1 EXIT 3 oCC TOTAL LOAD 278 SHALL BE POSTED 2 oC 12 OCC I 7 OCC 5 obC I 3 14 OCC I EXIT 3 I T PUBLIC VIEW AT MAIN EXIT PER 3 3 3 OCC 3 -r -, NO. DATE ISSUE 3 I I EXIT I CBC 1004.3 6/30/14 PERMIT SUBMITTAL O - - - - - - - - - ----------- ------------- -------- - - - - -� - — - --------------- - - - - - - ------------ ------ -----------L3 OCC - A 09/22/14 PLAN CHECK RESPOND #1 EXIT I 276 S.F. 25 DOC 281 S.F. j 2 8 S.F. e 5 OCCI 11'-0"x25'-1" DN. 11'-1°x25'-4" 81 °x1C1_Q° 35 DOC UP. DN. Q 10/29/14 PLAN CHECK RESPOND #2 3 OCC EXIT 3 OCC 6'-63 OCC 0 0 675 S.F. 6 OCC 0 Q 7 18'-8°x36'-2" 3 0 486 S.F. 3 6 OCC 3 ELEVATOR j 31'-3"x15'-6" 5 OCC .3 �- - ---------------------- --------------------- - D BAR SEATING CALCULATION: BAR LENGTH= 28'-11"/ 18"= 13 SEATS 0 ACCESSIBLE SEATING CALCULATION (PER CBC 11228.1) D 113 SEATS X 5%= 6 SEATS 0 SCALE: 1/8"=1'-0" EXIT/ACCESS DIAGRAM THIRD FLOOR PLAN 15 SCALE: 1/8"=1'-0" EXIT/ACCESS DIAGRAM SECOND FLOOR PLAN 48 SEATS X 5%= 3 SEAT 77 SEATS X 5%= 4 SEAT A A TOTAL ACCESSIBLE SEATING PROVIDED: 13 SEATS PROVIDED DRAWINGS ANDD WORK MATERIAL ARCHITECTS HEREIN CONSTITUTE BE DUPLICATED, AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED. FIRE RATINGS REQUIRED USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT LEGEND TOTAL OCCUPANT LOAD PLUMBING FIXTURES (CPC 4.1) PRIMARY STRUCTURAL FRAME: 1 HOUR PROJECT LA0. 14015 LEVEL 1: OCC. LOAD CALC. PER PLUMBING CODE AREA # OF OCCUPANTS FIXTURES REQUIRED: FIXTURES PROVIDED: BEARING WALLS (INT. & EXT.): 1 HOUR DATE November 06, 2014 _ PATH OF TRAVEL & EXITING LEVEL 3: OFFICE 49 O.C.C. OCC. LOAD FOR DINING AND PUBLIC AREA: 3440 SQ FT. /30 = 114 OCC. WATER CLOSETS: WATER CLOSETS: NONBEARING WALLS AND PARTIONS (INT.): 1 HOUR DRAWING TITLE LEVEL 2: OFFICE 69 O.C.C. NONBEARING WALLS AND PARTIONS (EXT.): 1 HOUR LEVEL 1' 233 O.C.0 OCC. LOAD FOR KITCHEN: 2213 SQ FT. /200 = 11 OCC. MENS 2 WATER CLOSET MENS 2 WATER CLOSET FLOOR CONSTRUCTION AND ASSOCIATED NOTES: SECONDARY MEMBERS: 1 HOUR CODE COMPLIANCE = 1. TRAVEL DISTANCE SHALL NOT EXCEED 250' TO A EXIT DOOR. TOTAL BUILDING OCCUPANCY 351 O.C.C. OCC. LOAD FOR OFFICE: 45 SQ FT. /300 = 1 OCC. 1 URINAL 1 URINAL ROOF CONSTRUCTION AND ASSOCIATED 2. THE MAXIMUM OCCUPANT LOAD SHALL BE POSTED IN EACH ASSEMBLY ROOM TOTAL OCCUPANT LOAD: = 127 OCC. WOMENS 3 WATER CLOSETS WOMENS 3 WATER CLOSETS SECONDARY MEMBERS: 1 HOUR OR SPACE CBC 1004.3 TO INCLUDE EACH SEPARATE AUDITORIUM AND LOBBY. A3 SHAFT ENCLOSURE: 1 HOUR, SEE PARTITION TYPE FOR LISTING ° 3. PROVIDE MEANS OF EGRESS LIGHTING WITH EMERGENCY POWER BACK UP LEVEL 1: NON RATED LAVATORIES: LAVATORIES: CORRIDOR: NOT RATED SUPPLY. CBC 1006.3. SPECIFY 0.2 FOOT CANDLE DURING THE PERFORMANCE DRAWING LA0. AND THAT THE ILLUMINATION IS AUTOMATICALLY LIT TO 1 FOOT CANDLE WHEN TOTAL OCCUPANTS: 127 OCCUPANTS = 64 MEN, 64 WOMEN MENS 2 LAVATORY MENS 2 LAVATORY EXIT SIGN POWER: PROVIDE ALT. POWER SOURCE PER CBC ACTIVATED BY FIRE ALARM SYSTEM. CBC 1996,2 WOMENS 2 LAVATORY WOMENS 2 LAVATORY 1011 & 1011.5.3. 4. PROVIDE FIRE EXTINGUISHERS AS INDICATED ON FLOOR PLAN A2.0.1 KITCHEN TYPE 1 HOOD: WALL SUPPORTED HOODS SHALL BE NON E COMBUSTIBLE. FIRE WRAPPED DUCTWORK EXIT SIGN FIXTURE FULL LENGTH IN LIEU OF RATED SHAFT PER e A0n2 DETAIL 4/M1.0. GREASE DUCT COMPLYING s WITH ICC-ES ESR2213 AND DUCT COMPLYING WITH ICBO A101 & ICBO a 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 KEYNOTES DEMO NOTES REMOVE EXISTING WALL, WINDOW SYSTEM AND RAISED CONCRETE CURB. 12 SOFFIT LINE 1. DEMOLITION PLAN SHOWS APPROXIMATE LAYOUT OF EXISTING SITE / BUILDING AND IS NOT INTENDED TO 6. EXISTING CONSTRUCTION SHOWN TO REMAIN INCLUDING BUT NOT LIMITED TO CURBS, PAVING, UTILITIES, REPRESENT AS-BUILT' CONDITIONS. GENERAL CONTRACTOR IS REQUIRED TO VISIT SITE AND OTHERWISE BECOME LANDSCAPING BE PROTECTED DURING DEMOLITION. DAMAGE TO EXISTING CONSTRUCTION SHOWN TO REMAIN FREMOVE EXISTING LOW WALL, WITHOUT DAMAGING ADJACENT EXISTING WALL 13 REMOVE EXISTING STAIRS, AND RAILINGS. FAMILIAR WITH ACTUAL CONDITIONS WHEN BIDDING THE WORK. SHALL BE RESTORED TO MATCH PRE-DAMAGED CONDITION UNLESS MODIFIED BY THE SCOPE OF WORK. 2. PRIOR TO BID THE CONTRACTOR SHALL VISIT THE SITE AND OBTAIN VISUAL INFORMATION NECESSARY TO QUOTE 7. PROTECT FROM DAMAGE ALL EXISTING FINISH WORK TO REMAIN IN PLACE AND WHICH BECOMES EXPOSED EXISTING STAIRS AND RAILINGS TO REMAIN. 14 REMOVE EXISTING POST, AND PATCH CONCRETE WALK WAY COMPLETE DEMOLITION SCOPE OF WORK AS INDICATED BY THE CONTRACT DOCUMENTS AND BID INSTRUCTIONS DURING DEMOLITION OPERATIONS. ISSUED BY THE OWNER. EXISTING WALL TO REMAIN. REMOVE EXISTING WATER HEATER, AND CONCEALED PIPES 8. REMOVE OBSOLETE MISCELLANEOUS ITEMS ABOVE AND BELOW THE SURFACE INCLUDING FOUNDATIONS, PIPING, 15 3. THE CONTRACTOR SHALL APPLY AND SECURE ALL NECESSARY PERMITS FOR DEMOLITION, UTILITY MODIFICATIONS UTILITIES. CAP AND OR TERMINATE UTILITIES AND DRAINAGE SYSTEMS PER LOCAL CODE. CONTRACTOR SHALL AND MAINTAIN ALL LICENSE REQUIREMENTS. OBTAIN APPROVALS FOR ANY WORKED PERFORMED WITHIN THE RIGHT ASSUME A FOOTING DEPTH OF 36" TO DERIVE QUOTATIONS. EXISTING COLUMN TO REMAIN. 16 EXISTING A/C UNIT OF WAY. 9. REMOVE OBSOLETE PLUMBING, MECHANICAL, AND ELECTRICAL EQUIPMENT IN THEIR ENTIRETY THROUGHOUT REMOVE EXISTING LOW WALL AND GLASS WALL PATIO ENCLOSURE. 17 REMOVE/FILL-IN EXISTING PLANTER 4. THE CONTRACTOR SHALL INCLUDE PROVISIONS FOR AND COMPLETE C & D RECYCLING PROGRAM AS MANDATED BUILDING BY THE STATE INCLUDING DEMOLITION AND CONSTRUCTION MATERIAL MANAGEMENT PLAN FORM. COORDINATE ANY REFUNDABLE DEPOSITS WITH THE OWNER. 10. ALL REMOVALS SHALL BE COMPLETE TO UNDISTURBED EARTH. BACKFILL ALL DEPRESSIONS OR PROTECT IN REMOVE EXISTING DOOR. PLACE WHERE PRACTICAL PROVIDE NECESSARY FIXED SAFETY BARRICADES AND EROSION CONTROL RESULTING 5. CURBS, UTILITIES, WALLS, PARTITIONS, DOORS, FRAMES, AND OTHER ITEMS TO BE REMOVED ARE SHOWN DASHED. FROM THE SCOPE OF WORK SERVICES WITHIN WALLS AND PARTITIONS SHALL ALSO BE REMOVED. EDGES OF WALLS SHOWN TO REMAIN SHALL $ BE SAW-CUT OR CLEANLY TOOTHED TO ACCEPT NEW CONSTRUCTION. REPAIR AND PATCH EXISTING WALLS F-91EXISTING TO REMAIN WHERE INTERSECTING WALLS, DOORS, FRAMES, ETC. ARE SHOWN TO BE REMOVED AND n `Illi� �� EXISTING DOOR TO REMAIN. WHERE CONSTRUCTION WILL NOW BE EXPOSED IN THE NEW CONSTRUCTION. G�\UIUI�<� 10 EXISTING ELEVATOR A 17848 Sky Park Circle , Suite B I r v i n e , C a l i f o r n i a 9 2 6 1 4 1 1 REMOVE SITTING AREA/PLANTER WITHOUT DAMAGING EXISTING WALL P h 9 4 9 . 7 5 7 . 3 2 4 0 w w w s m s - a r c h c o m MAINTAIN PUBLIC A WAY DURING CONSTRUCTION66'-6. q,-7. V G 7 RELOCATE 5 4 3 17'-6 1/2" 9 3 18 q - - - - - _ - - - - -, � - - - - - - - - - - - - - - - - - A 1 x I 5 I I I I I 2'-6" EXIST. HATCHED AREA INDICATES SUBTRACTED I / AREA 340 S.F. REDUCTION I / \ I \ 5 ELECTRICAL ROOM 1 ; I In - - - - - - - - - - - - - - - - - - - - - -t - - - - ,- - - - - - - - - - - - - - - - ; / - - - - - - - - - - - - - - - - - - - - - - B I I I I it I / /7 x v / /TYP. L 10 , I I 1 / 9 I / A , I / HATCHED AREA INDICATES ADDED FLOOR AREA 1,158 S.F. ADDITION O / I C - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ' -- - - - - -- - - - - - - - - - - - - - - - - - - - - - - -� Ci I � � 5 TYP. I I I , I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ ,F - - - - - - - - - - - - - - - - - - - - - - - - - -- - 15 -15 I I I 1 II i I 10 A I I , ' A LO I I I I I e-� I - E E `� /- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 - - - ,T - - - - - - I - - - - - - - - - p /TYP. rr---- I I // 10 fAA /�1r ✓ i , I / I � I , I 7'-0 1/ " f _ _ _ _ _ _ _ _ _ _ _ _ I _ _ _ _ _ _ _ _ _ _ _ - -- _ _ _ _ _ _ �I'-III- '--t. _ _ - I I I I jl In / A N I (I / !T O/ A A� /j� til � I I r- / ��- ----- ----- 46 Project: �— 4 The Ritz Restaurant I ,o I / / "2'-4"�/ // 25'-1" I I I - ! 2801 West Coast Hwy I � - - - - - - O Newport Beach , CA - - 5 I N 5 92663 TYP. ; I I ° / TYP. \G�NSED ARCy rF I,ISI x T TT 1 4 1 t -so- r ------ =------- --- --- -= ----- \ ,f RENEWAL � •a 1.0_ 10 3 =,�9. Date N ..•�\,: ° N 5 T�' '•...... Q�d a M /npu�iiPN,J, A - - - - - - - - - - -- - - - - - Ih - - - - - - - - - - - - - - M - - - - - - - - - - - - - - - - - - - - - - - - - - O I j Z I I I I I I I I I I I =o 0 9'-10" A I I I I I I I I I I I No. DATE ISSUE Z? °' 3I'-4" A 12 I I I I I I I I I I I 6/30/14 PERMIT SUBMITTAL 3 C-) � 1 _I_ _I_ L J� J _ .L --t L -L L 1 _I_ 1 _I_ L J Q 09/22/14 PLAN CHECK RESPOND #1 I I I I 10 Q 14 13 Q 41'-2" I I 3'-9" I Q 7 I 7 I I I r - L ------ / \ --------------------- - Q III III \ iIIIiiI iIIIti -------------------II II II ----- IIIIIiIIII�i iII II ------------- DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL I AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, N i USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT N II II I I I II 6 II II I PROJECT NO. 14015 lDATE November 26, 2014 DRAWING TITLE I I i2 II DEMO FIRST FLOOR E E I I I I E PLAN o DRAWING N0. N E 0 Z 0 a SCALE: 1/4"=1'-0" DEMO FIRST FLOOR PLAN 4 a 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 LEGEND FLOOR PLAN KEY NOTES FLOOR PLAN NOTES ROOM-NAME ROOM REFERENCE REFER TO ID DRAWINGS man NEW STUD WALL, SEE SHEET A9.1 FOR INT. WALL TYPES 1. ALL DIMENSIONS ARE TO FACE OF FINISHES U.N.O. ® FOR ROOM FINISHES 1 EXISTING ROOF LINE OVERHANG 12 NEW GLAZING WINDOW 24 4X GAL T.S. POST D EXISTING STUD WALL ❑ ❑ ❑ 2. ALL DOOR OPENINGS OFFSET FROM PERPENDICULAR WALL 4' U.N.O. FIRE RATING DOOR REFERENCE REFER TO SHEET A10.1 2 FULL HEIGHT TEMP-GLASS A 13 NEW BAR, REFER TO INTERIOR ELEVATIONS 25 OCCUPANT POSTING SIG FOR DOOR TYPES & FINISHES 3. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND SHALL ® IE ALL PAINTS AND STAINS SHALL BE EXTERIOR GRADE 14 MATCH EXISTING CUSTOM PLASTER TEXTURE FINISH 26 TACTILE EXIT SIGN CONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS, ETC., SHALL BE IMMEDIATELY RELOCATED OUTDOOR PATIO AREA WITH REFER TO SHEET A10.1 FOR WINDOW REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMANCE OF ANY WORK IN QUESTION. XX WINDOW REFERENCE a ❑4 EXISTING STAIR WELL AND STAIRS (1 HOUR RATED) 15 TRASH AND RECYCLE ENCLOSURE, TENANT TO MAINTAIN RECYCLING PER CITY ORDINANCE 27 EXISTING GAS METER RETRACTABLE AWNINGS WITH A MINIMUM TYPES & FINISHES � 4. "TYP.° SHOULD MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT. UNLESS VERTICAL CLEARANCE OF 7'-0' FROM F.FLR TO _ _ OTHERWISE NOTED, DETAILS ARE USUALLY KEYED AND NOTED -I ONLY ONCE WHEN THEY FIRST OCCUR. pA\ THE LOWEST PORTION OF THE SHADE FIRE RATING PARTITION TYPE REFER TO SHEET A9.1 El EXISTING ELEVATOR 16 OUTDOOR REFRIGERATION COMPR7 RACK STRICTURE � FOR WALL TYPES /.\ 5. 'SIM." SHALL MEAN COMPARABLE CHARACTERISTICS FOR THE CONDITION NOTED. VERIFY DIMENSIONS AND ® EXIT SIGN FIXTURE WITH BATTERY BACK UP REFER TO SHEET A0.3 AND A0.4 FOR SPECIFIC REQUIREMENTS EXISTING ELEVATOR EQUIPMENT ROOM 17 WASHOUT AREA /„\ ORIENTATION ON PLANS AND ELEVATIONS. 'v A ha E7 EXISTING ELECTRICAL ROOM 18 EXISTING GREASE INTERCEPTOR 6. "ALIGN" MEANS ACCURATELY LOCATE FINISHED FACES IN SAME PLANE. DIMINSIONS ARE TO FINISHES L - - J� 7. REPAIR EXISTING WALL FINISHES. ART GLASS INSULATION, SEE INTERIOR ELEVATIONS REFER TO SHEET A2.1.1 FOR SITTING PLAN 8. CONTRACTORS OPTION TO REPLACE WOOD STUD NON BEARING PARTITIONS WITH METAL STUDS (FOR REFERENCE ONLY) �9 HOSE BIB, REFER TO PLUMBING DRAWINGS 20 PORTABLE FIRE EXTINGUISHER - MINIMUM RATING 2A,OBC l C M FECTI WDA FLOOR MATERIAL TRANSITION, REFER TO FINISH FLOOR A 9. EXISTING EXTERIOR WALLS REFER TO DETNL -/A9.- FOR ALL PATCH WORK CONDITIONS SCHEDULE 10 NEW HIGH PATIO WALL WITH GLASS WINA'F\� u u D SCREEN, A 21 6'-0" HIGH LOWER SCREEN WALL, SEE ELEVATION 10. ALL WINDOWS OPEN TO OUTSIDE MUST HAVE PROTECTION SCREENING 17848 Sky Park Circle , Suit e SEE ELEVATIONS1,2,3/A1.2 Irvine , California 9261 >> 6-0° HIGH FENCE WALL, SEE ELEVATION A 11. ALCOHOL SERVICE IS PROHIBITED IN THE OUTDOOR DINING PATIO. P h 9 4 9 7 5 7 3 2 4 3 w w w s m s - a r c h c o 23 NEW 6" RAISED SLAB, SEE A1.3 16 3 e . A3.3 6 A3.3.1 5 A3.2 4 3 2 A3.3. 1.8 1 5'-10 1/2° 127'-8n , a I I I 24'-1 1 2" 11'-10 1 2" 1 3'-5 2' 2'2 IIIII1 2° 8'-4° 2a'-o' / / n'-10° / / 25'-„° 4'-6' 44'-0 1 1'-8' 16'-2' co 29'-8 1/2° 1 "' 7'_0' 21 10'-2" 22 24 91_0• 8° 4'-6' 8'-7 1/2' 16'-10 1 2' 12'-3" 17'-6 1/2' ° 13-5 / 26 3 19 A 23 .. . A8 2 °0 21 27 _04 I. 10 Ci A / A EXISTING x. �' AA KEG ROOM ., i Go UL1 M --- 107 `� � 15 15 LIQUOR 1 \ / ®" 30'-8 1 2" , 15'-0 1 2T 6 1 2 �' rn 110 1 11oA .. :: ` ..: . 1fi. a -7 / 6-3 1 -10 / a I r a , n ^ `► -11 2 O c 8-8 -9 / 6'-3- STAIRS Go B - - - - - - - - - - - - - - - - - - - - - - - - - - - - - / - - - - - - - - - - - - - - - ELECTRICAL ROOM - - - - vv�wR�aSaw ; O 2 a DRY 15 15 A REFR. STORAGE 1Z 11 i 108 111 ❑: 11 3 P2 OFFICE P1 ° LF 109 -,.. 9'-8 / g,_6. <n KITCHEN L109A 111A O 11 a b a 105 1 A3.5 Zn " 24 24 17 �/ 2'-2. '-0. n N 6 1/12' M 12 HALLWAY21 it MI I G a / ,L •5TY 4 11° �i 6'-1 1 2' I 13'-0 1 2" 2'-8 1/2-15 1 2° A3.4 / 2'-6' 7'-2' / 6'-2" 4'-1" 1'-7' 3'-0' / �i �- -� 0 1 0 - - - - - - - - 2 - - - - - - - - - - - - 2 - - - - - - - - ( (� 3�f M a LINEN N _ 113 91 N SERVICE AREA 1 P3 DISHWASH 2 P1 3 1 6 i 106 P1 N OB .4 O OID� 0 - - - - -I - - -t - - - - - - - - - - - - - - - - - - - - - - -`° - - - - - - - - - � - - - - - - - - � - - - 3 - _ - - - - - - - - - - - 0 /i1a 1 i ° N / \ I aoowxovs \\ I 2 SERVING 6 I of A3.4 c 104A 104 1148'•\ I a - - r - - A`8i � ---------' 1140 O i � � A3.1 11 3 ° 16'-1 1/2" 4'- ' 7'-2" 11' 3'-6" - 11 SIM. ® N I i `------------- a I 2 rn A3. i A W� � 7 n 1 1 4C o> N e �, - u o a A �- a I a i 2 2 �� a __D - A2 ° nl _ a a "� 4.1 - - \ - - - N WRESTROOM- Z o N I I I •� C IT 114 ---------- CD � � � o ' I 114A I a DER SEPARATE 3 _ WATER FEATURE AREA (UN TE BREEZEWAY AR 6'-10° 11'-6 1/2° 8'-4 1/2' 17 104I ' - - - - - - J 1 N PERMIT) SEE 3/ID-6.3 P4 - - -<n- 1 B CID 2 3 A3.2 i� 25 Af I e 11 2" 11'-1 1/2' 2'_0" '_0 12'-7 1/2' 3 EQ. SPACES ® 11 1/ 6 EQ. SPACES ® 4'-6" 8'-1" 7° 3'-0° ..q. -6 1/2" 1 4'-7 1/2° 2'-5- A3.2. 23'-1° ,'-9° Ir TIE -7 E I I I N e 1 ,0, ° \< Project. 101A ATRIUM AREA N O DINING 0 ROOM 3 N 4 °i 103 a `i ROOF LINE ABOVE, SEE The Ritz Restaurant TU-I EM g'-0' A�;� 2'-4 1/1 3'_0" 9 1/2" 4'-6 1/2 -6 1/2" �'_6" SECOND FLOOR PLAN 12'-6" 8'-9 1/2° 2801 West Coast Hw 7'-,• „'-6 11/2° 15'-„ 1/2" 29'-6 1/2" „'_„" � 1 �i Newport Beach CA a 2 NOT A P 0 -WORK �+�+ O 11 3 2-2 0 10360 - 3 92663 1 1 act�cooa cooacccoa 14 25'-8° ° w O :102A- 2' 10 _ - -, ° WAITING BENCH AREA, SEE 2/ID-6.3 O �i N P4 I /A I (DG - - - - - - N III 21'-9 1/2" 2'-2 1/2 , 8 an 1 , ,� - - - - - - - - - - - - - - - - - - - - _ _ _ _ _ _ _ _ _ _ _ 4. , R _ W 0 11 - - - - __-. _ 9 3 \ qq tG � i 1 - - 1 _� - - - - - - - (E) STAIRS 1 14 1 `�G�NSED ARCy T�% �� N •.F W I I '? B r-- -"---RESTROOM ^ -z4 1 io 1 1 1 P3 I *;. 4'-5" O 8'-8 , A 1 1 1 n BAR AREA `'' J;.. REIDATIAL 26 E w 5._8. I 3^.g°I S-21% 12 N a 11 1 11 A 20 a -I W ------------ \ O I T 0- N a ,026 1 N 13 \ 5 / \ I NO. DATE ISSUE 1 1 1 p _ o _ L_� Lj I SERVICE AR � � � w I I I 1 1 O as n N M N a O - (E) ELEVA 6/30/14 PERMT SUBMITTAL 2 1 - (E) ELEVATOR B B n ^ _--_--- L - - .; .-----rte I O O O _ _ O 1 EQ. ROOM I qQ 09/22/14 PLAN CHECK RESPOND #1 v FE a I 103A o, I OI 'FxadxaRY:SbBbbEbbb5bd3°b(DH _ 1 'ymss�!mssoQatwssasv44a�a#r I _.. ___._.___._ 1 --- --_ --- --- ---"---- `-- I 10-03-2014ADDE DUM 1 e - - - - - - - - - - - - - - - - - - - - - - O - \ - - - - O 3� 10/29/14 PLANNCHECK RESPOND #2 IlkI Q 1 1 N 115A ' 16 \,, 11/2n1 1 1 4'-6° 4'-2° 9'-1 1/2' 1 14'-11 1/2" 3'-1 1/2" 4'-10 1/2" 8'-2° 8'-10" 9'-2° '-2 'i 11'-1 1/2' 5 3'-1 1/2' 12'-, 1/2' 1/2' 10" r 24-8 1/2 CD 0 1 HOUR CON PER ICBO ESR-1607 BREEZEWAY AREAA aO 1 0 0 EL_ 3 1 D 44 PATIO 1 1 1 115 ❑ ❑ 1 - - - - - - - - - - - - - - - - - - - 0 1 1 10 1 L - I I I I CID 1 I DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGIN AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT DE DUPLICA USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT I I I I iQ I I I 1 1 ❑ 1 ❑ ❑ ❑ ❑ PROJECT NO. 14015 DRAWING TITLE I I I 60'-2" 1 39'-6" 1 1 27'-0" 1 ,26,_6° 3 FIRST FLOOR PLAN � I I I I I A3.1 EXISTING BUILDING DRAWING NO. I I I I I I I 'v I I I A201 I I I SCALE: 1/4"=1'-0" FLOOR PLAN 4 113 05-21-2014 PC Staff Report- Ritz CUP Attachment No. PC 4 LEGEND SEATING COUNT ROOM-NAME ROOM REFERENCE REFER TO ID DRAWINGS D NEW STUD WALL, SEE SHEET A9.1 FOR INT. WALL TYPES FIXED SEATING TA B U LAT I 0 N . ® FOR ROOM FINISHES REFER TO ID- 3 . 0 D R AW I N G D EXISTING STUD WALL TABLE A INTERIOR TABLES TYPE SEATS FOR MORE INFORMATION . FIRE RATING DOOR REFERENCE REFER TO SHEET A10.1 ABLE B ® FOR DOOR TYPES & FINISHES BAR DINING I x 1m = 10 4 TOP 6 TOP TABLE TYPE A = 4 SEATS x 6 TOPS = 24 OCCUPANTS x a = a O WINDOW REFERENCE REFER TO SHEET A10.1 FOR WINDOW 9 x 4 = s13 6 TABLE TYPE B = 6 SEATS x 4 TOPS = 24 OCCUPANTS TYPES & FINISHES BAR SEATINGa 2' 6- PIANO 11 15 -0" TABLE TYPE C = 5 SEATS x 6 TOPS = 30 OCCUPANTS FIRE RATING PARTITION TYPE REFER TO SHEET A9.1 - - FOR WALL TYPES TABLE TYPE D = 8 SEATS x 1 TOPS = 8 OCCUPANTS � DINING 20 x a = am TOTAL FIXED SEAT OCCUPANTS = 86 OCCUPANTS ® o REFER TO SHEET AO.3 AND AO.4 FOR SPECIFIC REQUIREMENTS 4 x 5 = 20 D(IT SIGN FIXTURE WITH BATTERY BACK UP � A 2x 6 _ 12 KEY NOTES : I Fa, DIMINSIONS ARE TO FINISHES L — — J NTERIOR TOTAL aT i E1 TABLE ADA SIGN. 04 ADA SYMBOL SIGN WITH FLAT (NON-TACTILE) IMAGE, ROUNDED CORINDICATES NET PUBLIC AREA TABLE D SDE"OFSSEA NG AREA) fie' HUGE FLUSH TO THE TABLE SURFACE (RIGHT HAND _IE CTS PATIO o x 4 - 24 PUBLIC AREA TABULATION : /1� H WDWW I FLOOR MATERIAL TRANSITION, REFER TO FINISH FLOOR FIRE PIT x a = 8 TOP SCHEDULE 3 EXTERIOR TOTAL IO 4a 17848 Sky Park Circle , Suite B INDICATES NON-OCCUPIED AREA GROSS PUBLIC AREA = 3,221.5 S.F. I r v i n e , C a l i f o r n i a 9 2 6 1 4 ABLE -NON-PUBLIC AREA = 3x6.66 S.F. + 3x5.16 S.F. = 35.46 S.F. P h 9 4 9 7 5 7 . 3 2 4 0 C-.RAND TOTAL %31 5 TOP TOTAL PUBLIC AREA = 3.221.5 S.F. - 35.46 S.F. 3 w w w s m s - a r c h c o m TOTAL PUBLIC AREA: 3,186 S.F. (< 3,190 SF) TOTAL ACCESSIBLE SEATING: FIXED TABLE TYPES PATIO 3 3 BAR 1 PIANO 1 DINING ROOM 7 TOTAL 12 SEATS (231-12)/231x100 = 6% ACCESSIBLE SEATING PROVIDED 6 5 4 3 2 1.8 1 I I I I I I I I I I 26'_ 1/2' I I I I I I — — � 3 I I I I I I EXISTING x 1 HOUR KEG ROOM i — 6 1 ®; ENCLOSURE 107 t LIQUOR i 110 i?r - I S-3• i ELECTRICAL ROOM B - - - - - - - - - - =I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ---- - ---- - ---- - - - - - - 3-15- - - - - - - - - - - - - - - - - - - B _ I O I _ I 3'15• 4• REM. STORAGE 108 111 4 OFFICE 109 1 KITCHEN \ 105 I I HALLWAY 112 , r I • ��--, - � - LINEN I ------- 113 I ' DISHWASH ' I I - 106 I � I I I _ p - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - p f ,. O I I � O SERVING ° 104 N 49i 5'-2• i I 00 -__ L= re I S-3" 2'-7• — 6. "" i C ri- /A\\ LT — a- moos `� } `� 114 el O - _ 0 - 6• 1 N i i i i i Project: The Ritz Restaurant - - - - - „ - — F - - - - � - - - - - �, M - -- - I - -- - � - -- - - -- - --�� -�- - - - - � - - - - - - - - - - - - - - � - - - - - F 2801 West Coast Hwy -- -_ _ Newport Beach , CA DINING �. - ROOM 3 103 S-11 1/2• I 92663 - 11'-0 1/r I I I I I „illumruui..p,,; Lj L� Lj�u Lj L=� OG�NSE .. Rey L I 3 , a' • "I "I II�� ' 1 \\J O u -24 1 ��'\ (DG AN I c� _ � _ I I �I .\_J __J 1 _ I JJ 6 O ;J'I' .. BOATEL v�•, --- - STAIRS 'qTF O O I D 63 9 oF CAS\F�F f' t 1 a MEN'S 1 i' RESTR00 { 102 'p 0 1 1 O I I I /�, \\ BAR AREA i N0. DATE ISSUE ,. .. iv 1 J 6/30/14 PERMIT SUBMITTAL A 09/22/14 PLAN CHECK RESPOND #1 I I O 0 10/29/14 PLAN CHECK RESPOND #2 I SERVICE AREA `I � � --� r-- � �x _ - I I 0 i ELEVATOR (� ELEVATOR EQ. ROOM(H - - - - - - - - - - - - -- - 0 O I e — — — — 25'-2 1/2" F QI I I I I I i b � p • I I I Q PATIO 115 / I I I 1 Q DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL 1 r AND UNPUBLIUSED OR DISC OSED WITHOUT WRITTEN CONSEND WORK OF EMS ARCHITECTS AND T OF OF AY NOT OHE 6 RCHITECTA EJ, 3 ,�---�Tli jPROJECT NO. 14015 86'-9 1/2 DATE November 26, 2014 DRAWING TITLE ------------ ------------ ------------------- ------------ — -- — --------- -------- I I I E SEATING PLAN I I 04 "q E DRAWING NO, 0 EA2s101 r 0 SCALE: 1/4°=1'-0° SEATING PLAN 4 a 11' 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 LEGEND ` ROOM—NAME ROOM REFERENCE REFER TO ID DRAWINGS 0 NEW STUD WALL, SEE SHEET A9.1 FOR INT. WALL TYPES ® FOR ROOM FINISHES O EXISTING STUD WALL FIRE RATING DOOR REFERENCE REFER TO SHEET A10.1 ® FOR DOOR TYPES & FINISHES O WINDOW REFERENCE REFER TO SHEET A10.1 FOR WINDOW TYPES & FINISHES ' CHTECTS FIRE RATING PARTITION TYPE REFER TO SHEET A9.1 FOR WALL TYPES AFF C, REFER TO SHEET AO.3 AND AO.4 FOR SPECIFIC REQUIREMENTS 17848 Sky Park Circle , Suite B ® EXIT SIGN FIXTURE WITH BATTERY BACK UP v l A I r v i n e , C a l i f o r n i a 9 2 6 1 4 P h 9 4 9 7 5 7 3 2 4 0 DIMINSIONS ARE TO FINISHES L X WDA FLOOR MATERIAL TRANSITION, REFER TO FINISH FLOOR SCHEDULE 6 5 4 3 2 1.8 1 I I I I I I I 15'-5 1/2" I I I I I I I I I I I 3 Z I I I I 1 HOUR EXIST 00 I i ME I I I I I I I I I I I I I I EXISTING SURE EXISTING SUITE EXISTING SUITE EXISTING EXISTING SUITE RESTROOM I I I I I I I I I I 0 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -L - - - - - - - - - - - - - - - - - -- EXISTING EXISTING RESTROOM I I I I I I I p - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - p I I I I I I I I I I I I I I I I I I EXISTING SUITE I I I MIME I I I Project: 1 HOUR EXIST CORRIDOR 9 OGG The Ritz Restaurant I I I 2801 West Coast Hwy Newport Beach , CA I I I I I I I 92663 I I I I I I I I �J - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 0 .•S� EXISTING SUITE EXISTING SUITE EXISTING SURE _ I I I I -24 1 3-30-15 f'. RENEWAL DATE \ 2 EXISTING SUITE OF"C A� F I I I I I I I I I I I N � C NO. DATE ISSUE I I I N LU 9 6/30/14 PERMIT SUBMITTAL Q 09/22/14 PLAN CHECK RESPOND #1 10/29/14 PLAN CHECK RESPOND #2 EXISTING SURE Q DD , DD , D I I I I I I — In — Q EXISTING SUITEL7 Q I I I I I I I I ELEV. I I 2' 3 1 2' Q x X NEW WALL X ARDAW NOS UNPUBLISREDR ORD OF WIITTEN T OUT ARCHITECTS CAND ONSENT Y NOT CONSTITUTEERIAL APPEARING HEREIN ARCHIT ORIGINAL GATED, X USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT X C X X `� 6 21'-2" FASCIA BEAM, SEE ELEVATION x .2 FIELD VERIFY PROJECT NO. 14015 x DATE November 06, 2014 I DRAWING TITLE SECOND FLOOR PLAN E 0 a DRAWING NO. 0 6 5 4 3 2 1.8 1 0 N O E A202 z° 0 0 SCALE: 1/4"=V-0" SECOND FLOOR PLAN 141 a 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 LEGEND KEY NOTES: ROOM-NAME ROOM REFERENCE REFER TO ID DRAWINGS NEW STUD WALL, SEE SHEET A9.1 FOR INT. WALL TYPES ® FOR ROOM FINISHES D EXISTING STUD WALL NEW WATER HEATER, REFER To PLUMBING DRAWINGS. FIRE RATING DOOR REFERENCE REFER TO SHEET A10.1 SEE DETAIL 2/A6.2 ® FOR DOOR TYPES & FINISHES A XX &WINDOW REFERENCE REFER SHEET A10.1 FOR WINDOW _ TYPES FINISHES - FIRE RATING PARTITION TYPE REFER TO SHEET A9.1 FOR WALL TYPES ® EXIT SIGN FIXTURE WITH BATTERY BACK UP REFER TO SHEET AO.3 AND AO.4 FOR SPECIFIC REQUIREMENTS ha, i DIMINSIONS ARE TO FINISHES X WD 'n FLOOR MATERIAL TRANSITION, REFER TO FINISH FLOOR AR CHTECTS SCHEDULE 17848 Sky Park Circle , Suite B I r v i n e , C a l i f o r n i a 9 2 6 1 4 P h 9 4 9 7 5 7 . 3 2 4 0 w w w s m s - a r c h c o m 6 5 4 3 2 1.8 1 I I I I I I I REFER TO SHEETS (UNDER SEPARATE PERMIT (SND PLAN CHECKD: A2.4, A2.5, AND A2.6 FOR REFERENCE ONLY A I I I I I I I 15'-5 1/2' 1 I I I I I I I I q - - - - - - - - - - - - q I I 1 HOUR I NEW WALL I EXISTING STAIRS I I I I I I 0 1 _ED i CH 4 Z I RO M I A6.2 X - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I - -301A X P11 - - - - - - - - - - - - - - - - - - - - I- - - 0 I 1 �CJCXXJCXk�Ck>Cx I I I I I I 4'-4 I I I EXISTING SUITE I 3 1 NEW OPEN DECK I AREA I I I I I I I I PARTIAL(ROOF (OPEN 10 SKY) I I I I I I I I I I - - - - - - - - - - - - - I - - - _L - - - - - - - - - - - - - - - - - - - - - - - - - C - - - - - - - - - - - - - - — — — — — — — — — — — — — — — — — — — — — — — EXISTING RESTROOM 1 HOUR I EXISTING EXISTINd MECHANICAL RIOM EXISTING SUITE EXISTING SUITE CORRIDOR I I I I 3 I I I I -- - - - - - - - - - - - - - - . .. - - - - - - - - - - - . .. - - - - - - - - - - - - - - F - - - - - - -- - - -- - - - - - - - - - - - - - - - - --- - 0 — — — — EXISTING SUITE I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 HOUR EXISTING CORRIDOR 3 I I I I I I Trorcc - - - - - - I I I rolect: F The Ritz Restaurant - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I - - - - - - -- - - - - - - - - - - - - 2801 West Coast Hwy I I I I EXISTING Newport Beach , CA BALCONY I I I I 92663 I I I I I I I I EXISTING SUITE EXISTING SUITE I I iiiiiurnn„gp EXISTING SUITE . *: —24 1 — r — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — = 3-30-15 RENEWAL DATE DN . /'1111"1111110 F CAL ,a I I I I I ° NO. DATE ISSUE 'O EXI 4G STAIRS 6/30/14 PERMIT SUBMITTAL Q 09/22/14 PLAN CHECK RESPOND #1 EXISTING SUITE Q 10/29/14 PLAN CHECK RESPOND #2 ITL� 2' 3 1 2' Q H- - - - - - - - - - - - - - - - — - - - - - - - - - - - - — - - - - - - - - O I I I I DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT I I I I I I I PROJECT NO. 14015 DATE November 06, 2014 I I I I DRAWING TITLE I I I THIRD FLOOR PLAN E 0 M DRAWING NO. 0 s N E A2N3 z° 0 0 SCALE: 1/4":1'-0" THIRD FLOOR PLAN 4 a 05-21-2014 PC Staff Report-Ritz CUP Attachment No. PC 4 i I REVISIONS i 1 I i I i i I I i I t i EXISTING ADJACENT BUILDING / ? I I I I P4f,<ING GALCUL,41T0N5 //�� (� I i A Parkin&Provided(E>.i6(i(xD' PRParldngUS i5V�n6: W L } c ( 7 I fiYstm4. &isdngDaYf. Nicht � r 1 f[p o Day Ni he (v I ) On 5 to 83 83 n Bit. 0 OWS22700 West Coast Nlghyvay -0 SG lNs 13 A Vl 7 I ( 4 I t, Off Slfe,262QAvon Street 24 24 p Sp > ((� 7 /s Waived 39 D,_. 9 43 ,( _ I y EXISTING?PARKING LOT // \ 'V r I •27 I I A TOYAL 141 157 Ratlo 0 0. 410 12 13 A ¢"o 7BI( : i I , �' ® . • � ® . /\( PUT9 _ \\ � FU-7 (( �m � mx _ � z_� =�a �m m �_ � _ P ,mss = _ ) I � — A-2 , . I . . . . . . . . . . . . . . . . . . . . . i i I q I I I Qb E4. Ua I PS-BL'ILT DEMOLRION ROOF pVvU 1 A5-BUILT DEMOLITION 3RC FLGOR PiJW 5: ADING INDICATES o 823.42 SQUARE FEET OF NET OFFlCEAR_ . RrPovED q O 1 EXISTING ELEVATORGPE 3RD FLOOR FOOTA>EREMOVEDCYC. � '@'" A-4 i I I I i I I ro oil i NET OFFIGE �� d FOOTAGE O 4 REMOVED IS 823.42 5F I A5-5UILT DEMOLITION 3RD FLOOR pV,N i 8 333y i 4 A-4.1 I I i I w. y w•. .rw Tn�.T g G 6 n n I NEW PARnAL NEW ROOF PV .� NEW PARRAL 3RD FLOOR PL NOTE jA 52 A] NET RE SQUAFEET ofgl— .m a OFFICE SPACE REMOVED �w.�.a '.•..+.«+...-a, �M g z A-S i I i w jLo}x° m LLs oma I PAZ,L, W 5T E ATIO\ ?AkTL^L '- G ON ___ � j�� I � •.rssc�srea�m__ s 8 �..K�^+nx -vm nm- I(WIII�� Ip r� lion. �Y NORTH Ei£ 7ON ^_� Attachment No. PC 5 Operator License Action Letter 123 V� QP �P 2�� $WPO OPERATOR LICENSE APPROVAL LETTER POLICE DEPARTMENT 870 SANTA BARBARA DRIVE ogL+ oaN�a NEWPORT BEACH, CA 92660 (949)644-3681 FAX(949)644-3794 www.nbod.org VIA EMAIL April 10, 2015 Grill Concepts CD, Inc. Attn: Elliot Glusker 6300 Canoga Avenue, 600 Woodland Hills, CA 91367 elliot.glusker(d)GrillConcepts.com Application No. Operator's License No. OL2014-007 (PA2014-094) Owner/Applicant Grill Concepts CD, Inc. Location/Business Name The Ritz Operator License Site Address 2801 West Coast Highway LEGAL DESCRIPTION A portion of Lot H of Tract 919 On April 10, 2015, the City Manager approved the following: An operator license to allow Grill Concepts CD, Inc. to operate a food service restaurant, The Ritz, with late hours, a Type 47 (beer, wine, distilled spirits) Alcoholic Beverage Control (ABC) license, and an outdoor dining patio. The building is 22,400 gross square feet in area. The restaurant provides 3,190 square feet of interior net public (seating and customer) area, which accommodates 187 seats. The accompanying outdoor dining patio is 732 square feet in area with 44 seats. The restaurant is allowed to operate pursuant to Conditional Use Permit No. UP2051 (amended), Outdoor Dining Permit No. 68, and Staff Approval No. SA2014- 015 (PA2014-112). Pursuant to NBMC 5.25 (Operator License for Establishments Offering Alcoholic Beverages for On-Site Consumption in Combination with Late Hours, Entertainment, and/or Dance), the operation as described requires the owner/operator to obtain an Operator License through the City because the recent building and tenant improvements to the establishment resulted in an increase in occupancy. 125 The Ritz Operator License April 10, 2015 Page 2 HOURS OF OPERATION Interior of Restaurant 9 5:00 p.m. to 2:00 a.m., Monday through Friday • 10:00 a.m. to 2:00 a.m., Saturday, Sunday, and recognized holidays Patio • 5:00 p.m. to 10:00p.m., Monday through Thursday, including private parties and recognized holidays O 5:00 p.m. to 12:00 midnight, Friday and Saturday, including private parties and recognized holidays • 10:00 a.m. to 10:00 p.m., Sundays REQUIRED FINDINGS The Chief of Police has made the following findings as required by NBMC 5.25.050 (Issuance of License-Criteria and Findings): Finding: A. The business or enterprise is located in a zone permitting the proposed use under Title 20 of the NBMC, and is subject to such use permits as may be required. Facts in Support of Finding: 1. Conditional Use Permit No. UP2051 (amended) was approved by the Planning Commission on September 4, 1986, to allow a restaurant to operate at this location. 2. Outdoor Dining Permit No. OD68 was approved by the Planning Commission on November 9, 2000, to allow the outdoor dining patio at this location. 3. The proposed floor plan has been determined to be in substantial conformance with the plans approved by the Use Permit and Outdoor Dining Permit under Staff Approval No. SA2014-015 (PA2014-112), approved by the Community Development Director on December 3, 2014. 4. A food service restaurant with late hours, alcohol service, and an accessory outdoor dining patio is a permitted use in the Mixed-Use Water Related (MU-W1) zoning district through the approval of a conditional use permit. Finding: B. In the case of a business or enterprise offering "Entertainment," as defined, the premises meets all of the criteria in Chapter 5.28.040.8.2-7 (Issuance of Permit- Investigation, Standards for Approval of Permit). 120 The Ritz Operator License April 10, 2015 Page 3 Facts in Support of Finding: 1. The establishment provides a piano with 13 seats at the interior of restaurant area. The piano is in substantial conformance with the existing floor plan and is considered a minor change in operational characteristics to the existing restaurant. This feature was authorized by the Community Development Director as shown on the floor plan for Staff Approval No. SA2014-015 (PA2014-112). 2. A non-electronic piano does not require a live entertainment permit under Section 5.28.090 (Live Entertainment Establishments, Exceptions) of the Municipal Code. 3. No live entertainment is permitted in the outdoor dining area. 4. No other live entertainment is proposed within the establishment. Finding: C. The proposed site plan and improvements are consistent with the use and the plan of operations. Facts in Support of Finding: 1. A restaurant has operated in this location since 1982. The building was constructed and designed to accommodate an eating and drinking establishment and its operation in the past has demonstrated the location's capability of operating as a compatible use with other land uses in the vicinity. 2 The proposed interior floor plan accommodates 187 interior seats. The interior net public area provides 3,190-square feet, consistent with the net public area approved under UP2051 (amended). 3 The outdoor dining patio accommodates 44 seats provides 732 square feet, which is smaller than the 768 square feet authorized under Outdoor Dining Permit No. OD68. Finding: D. The plan of operations as proposed, with attached conditions in place, is adequate in light of the neighborhood in which the operation is located and supports the public health, safety, and welfare of the community. Facts in Support of Finding: 1. Restaurant personnel will be responsible for regulating the loitering, noise, elicit activity, and other objectionable conditions that may occur outside of the restaurant. 227 The Ritz Operator License April 10, 2015 Page 4 2. The business will be required to comply with the hours of operation as specified in the conditions of approval for the operator license. 3. The restaurant includes off-site parking located at 2700 West Coast Highway (50 spaces) and 2620 Avon Street (24 spaces). 4. A valet parking plan has been provided to Public Works to ensure adequate parking circulation and to prevent parking queuing from spilling over onto West Coast Highway. CONDITIONS OF APPROVAL In no case shall the conditions be inconsistent with, or less restrictive than, those required by any applicable use permit. The following operational conditions are reiterated from Use Permit No. UP2051 (amended), Outdoor Dining Permit No. OD68, and Staff Approval No. SA2014-015 (PA2014-112) relative to hours of operation, food service, dancing, live entertainment, sound amplification for entertainment purposes, exterior lighting, traffic management devices, security facilities, and hiring or training qualifications for employees. Conditions of approval not relevant to operations were not included. The applicant shall comply with these conditions of approval, which are incorporated by reference from these prior discretionary approvals: 1. That the restaurant facility shall not be open for business prior to 5:00 p.m. on any day (modified under UP2051-Amended). (UP2051, Condition No. 9) 2. That the daytime operation (10:00 a.m. to 5:00 p.m.) of the restaurant shall be limited to Saturdays, Sundays, and recognized holidays. (UP2051, amended, Condition No. 3) 3. The hours of operation of the outdoor dining area for the restaurant is limited to between the hours of 5:00 p.m. to 10:00 p.m., Monday through Thursday, including private parties and recognized holidays; and 5:00 p.m. to midnight, Friday and Saturday; including private parties and recognized holidays; and 10:00 a.m. to 10:00 p.m. on Sundays, and that any increase in the hours of operation shall be subject to the approval of an amendment to this Use Permit No. UP2051 and Use Permit No. 2051 Amended. (OD68, Condition No. 18) 4. The approval is for the establishment of outdoor dining for an existing full service restaurant facility as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale and service of alcoholic beverages incidental to the food use during specified restaurant hours of operation. (OD68, Condition No. 28) 5. The area of the outdoor dining shall be delineated with minimum 6 foot high physical barriers designed, installed, and maintained around the patio area to 122 The Ritz Operator License April 10, 2015 Page 5 insure compliance with the Community Noise Control Ordinance (Chapter 10.26 of the Newport Beach Municipal Code). (OD68, Condition No. 29) 6. The outdoor dining area shall be limited to 768 square feet devoted to dining as depicted in the approved plans and the interior net public area shall be limited to a maximum of 3,190 square feet as depicted in the attached approved plans. (SA2014-015, Condition No. 3) 7. The accessory outdoor dining for the restaurant located at 2801 West Coast Highway shall be used in conjunction with the related adjacent food establishment and shall be limited to 768 sq.ft. maximum of dining area. (OD68, Condition No. 2) 8. The outdoor dining area associated with the restaurant uses shall be limited to the area as delineated on the approved site plan only. (OD68, Condition No. 5) 9. The area outside of the food establishment shall be maintained in a clean and orderly manner. (OD68, Condition No. 3) 10. Dancing shall be prohibited as part of the regular operation, unless an amendment to this use permit, any previous use permits, and outdoor dining permits, and other required application is first approved in accordance with the provisions of the Municipal Code. (OD68, Condition No. 30) 11. No live entertainment is permitted in the outdoor dining area. (OD68, Condition No. 4) 12. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code that provides, in part, that the sound shall be limited to no more than depicted below for the specified time periods. In determining the project's compliance with the Community Noise Control Ordinance (Chapter 10.26 of the City of Newport Beach Municipal Code), each of the noise level standards specified in Section 10.26.025 and Section 10.26.030 shall be reduced by 5 dBA for a simple tone noise such as a whine, screech, or hum, noise consisting primarily of speech or music, or for recurring impulsive noise such as hammering or riveting. (OD68, Condition No. 36) i. Between the hours of Between the hours of ii. 7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m. Measured at the property line of commercially zoned property: 65 dBA 60 dBA 22J° The Ritz Operator License April 10, 2015 Page 6 Measured at the property line of Residentially zoned property: 60 dBA 50 dBA 13. Should problems arise with regard to noise associated with the outdoor dining areas, the Planning Department (Planning Division) reserves the right to require the removal of all or a portion of the outdoor dining area seating in the areas which contribute to the noise problems or complaints. (OD68, Condition No. 19) 14. The applicant shall retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the live entertainment to insure compliance with these conditions if required by the Planning Director. (OD68, Condition No. 27) 15. Final design of the project shall provide for adequate security lighting in public areas of the project site. (UP2051, Condition No. 40) 16. The project shall be so designed to eliminate light and glare spillage on adjacent uses. Any parking lot lighting shall be subject to the approval of the Planning Department. (UP2051, Condition No. 42) 17. The project shall be designed to eliminate light and glare onto adjacent properties or uses, including minimizing the number of light sources. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm the control of light and glare specified by this condition of approval. (OD68, Condition No. 21) 18. A minimum of seventy five (73) parking spaces shall be provided on-site (Seventy three (73) spaces as modified by memo to the staff approval). (SA2014-015, Condition No. 10) 19. That an amended off-site parking agreement shall be approved by the City Council, guaranteeing that the following off-site parking shall be provided: 7 spaces partially on the property and 25 spaces entirely on the property located at 2751 West Coast Highway (the easterly 100 feet of the westerly 250 feet of Lot H, Tract 919) for daytime use or Saturdays, Sundays, and recognized holidays. (UP2051, amended, Condition No. 2) 20. A minimum of fifty (50) parking spaces shall be maintained in the off-site lot located at 2700 West Coast Highway. (OD68, Condition No. 6) 130 The Ritz Operator License April 10, 2015 Page 7 21. A minimum of twenty-four (24) parking spaces shall be maintained in the off0site lot located at 2620 Avon Street. (OD68, Condition No. 7) 22. The owner or owners and the City shall execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off-street parking on such lots for the duration of the proposed use or uses on the building site or sites. Should a change in use or additional use be proposed, the off-street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder. (OD68, Condition No. 9) 23. That all restaurant employees shall park their vehicles on the Mariner's Mile off-site parking lot. (UP2051, Condition No. 10) 24. That valet parking service be provided at all times during the restaurant's hours of operation. (UP2051, Condition No. 3) 25. That the valet service shall not park vehicles anywhere but in marked spaces which are either wholly or partially on the subject property. (UP2051, Condition No. 51) 26. The revised off-site parking plan and the parking plan for the off-site lots located at 2700 West Coast Highway and 2620 Avon Street, and the vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer to approve the new parking configuration and compliance with the previously approved use permit if any alterations are made to the off-site lot. (OD68, Condition No. 11) 27. The patio shall be closed for the evening upon verification of non-compliance with any conditions of this Outdoor Dining Permit No. 68, and, if the patio is not closed, the matter shall be referred to the Planning Department (Planning Division) for action on the Use Permit and/or Outdoor Dining Permits. (OD68, Condition No. 20) 28. The parking layout shall comply with the previously approved parking plan. If the previously approved compact stalls cannot be provided, the stalls shall be converted to standard size spaces. Future changes to the parking lot design shall be reviewed and approved by the City if the changes meet applicable standards and all applicable conditions of approval. (SA2014-015, Public Works Condition No. 1) 29. The Off-Site parking agreement shall be reviewed and approved by the Traffic Engineer prior to issuance of the occupancy permit or implementation of the outdoor dining. (OD68, Condition No. 33) The Chief of Police has attached additional conditions and requirements to the license as necessary in order to make the foregoing findings. In no case shall the conditions be inconsistent with, or less restrictive than, those required by any applicable use permit. 131 The Ritz Operator License April 10, 2015 Page 8 1. Approval does not permit The Ritz to operate as a bar, tavern, cocktail lounge, or nightclub as defined by the Municipal Code, unless the Planning Commission first approves a use permit. 2. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 3. The sale of alcoholic beverages for consumption off the premises is prohibited. 4. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 5. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when offered in conjunction with food ordered from the full service menu. There shall be no reduced price alcoholic beverage promotion after 9 p.m. 6. 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. 7. There shall be no on-site radio, television, video, film, or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 8. There shall be no dancing allowed on the premises. The applicant may apply for a Special Event Permit granting an exception to this condition when an event, such as a wedding or other private function, might require such consideration. 9. Strict adherence to maximum occupancy limits is required. 10. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 11. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 12. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods 232 The Ritz Operator License April 10, 2015 Page 9 and skills for selling alcohol 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 retail market shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 13. Live entertainment shall be limited to one non-electric piano during business hours within the interior of the restaurant. 14. The business shall comply with Title 20 (Zoning Code) and any other applicable provisions of the Newport Beach Municipal Code. 15. This Operator License may be modified or revoked by the Chief of Police 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. 16. Operator License No. OL2014-007 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 (NBMC), unless an extension is otherwise granted. 17. Should the property be sold or otherwise come under different ownership, a new Operator License shall be required. 18. 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 City's approval of The Ritz Operator License including, but not limited to, Operator License No. OL2014-007 (PA2014-094). 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. 233 The Ritz Operator License April 10, 2015 Page 10 OPERATOR LICENSE NONTRANSFERABLE No operator license issued pursuant to this chapter shall be sold, transferred, or assigned by any license holder, or by operation of law, to any other person, group, partnership, corporation or any other entity, and any such sale, transfer or assignment, or attempted sale, transfer or assignment, shall be deemed to constitute a voluntary surrender of such license, and such license shall be, thereafter, null and void. A license held by an individual in a corporation or partnership is subject to the same rules of transferability as contained above. License shall be valid only for the exact location specified in the license. PUBLIC NOTICE Notice of this application was mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 21 days prior to the decision date, consistent with the provisions of the Municipal Code. APPEAL PERIOD The determination of the Chief of Police to deny or to place conditions upon the approval of an operator license shall be appealable by the applicant or any interested party. Such appeal shall be made in writing to the City Manager, within fifteen (15) days of the postmark date of the Chief of Police's notice of decision. For additional information on filing an appeal, contact the Planning Department at 949 644-3200. REVOCATION, SUSPENSION OR MODIFICATION OF LICENSE FOR CAUSE The Chief of Police may commence a process to revoke, suspend or modify an operator license issued under the provisions of this chapter should there be reasonable suspicion of any of the following: A. The licensee has ceased to meet the requirements for issuance of license; B. The applicant gave materially false, fraudulent or misleading information within the application; C. Impacts emanating from the establishment for which the license was issued has substantially interfered with the peace and quiet of the neighborhood; D. The licensed business or activity has operated in violation of any of the requirements of this chapter, the license as issued, or any condition thereof. The Chief of Police shall notify the operator of the commencement of such revocation, suspension or modification process and shall conduct an investigation to determine if, and to what degree, one or more of the foregoing has occurred. Upon completion of the investigation, the Chief of Police may add, delete or modify the license conditions. The Chief of Police shall notify the applicant regarding the determination of the operator license, on the outcome of the investigation, and the action taken. The 134 The Ritz Operator License April 10, 2015 Page 11 applicant or any interested party may appeal a determination or an added or modified condition of approval to City Manager in the manner set forth in Section 5.25.050(C) and (D). (2By: �L 4 . Jgw nson CHIEF OF POLICE Attachments: PD 1 Vicinity Map PD 2 UP2051 and UP2051 A Conditions of Approval PD 3 OD68 Conditions of Approval PD 4 SA2014-015 (PA2014-112) Action Letter PD 5 Project Plans cc: GP's Landing, LLC Grill Concepts CD, Inc. 2801 West Coast Highway, 270 Attn: Robert Spivak Newport Beach, CA 92663 6300 Canoga Avenue, 600 Woodland Hills, CA 91367 135 V� QP �P IS Attachment No. PC 6 Applicant's Project Description 13� V� QP �P 23g Project Description and Justification: Request for Amendment to existing CUP No.3674 to allow outdoor patio to be open to customers from 10am-12midnight on Saturdays and on recognized Holidays. Additional proposal of two outdoor, retractable patio umbrellas (awnings) to be located to cover whole of patio to shade dining customers from harsh sun, wind and environmental elements (IE: birds, rain, etc.) while enjoying their meals. (see attached spec sheet for umbrella details) Also proposing live entertainment (non-amplified) inside restaurant, proposed hours 5pm-12midnight (weekdays) & 10am-12midnight (weekends and recognized holidays). (Previous Live Entertainment proposal attached and still accurate) No other uses at 2751 and 2801 W. Coast Hwy will be allowed to park in lot after 10am on Saturdays. See landlords (GP's Landing, LLC) parking rules regarding the operational/parking hours for other uses at 2751 and 2801 W. Coast Hwy. 13J° Grill Concepts CD, Inc. Live Entertainment The Ritz is especially well-known for its holiday ambience, which historically included live carolers during the season. If any entertainment is provided in the proposed premises, it will take place only in the dining room, which has an estimated occupancy of 104, and will consist of similar activities, such as vocal and/or instrumental groups played at a background level. More specifically, we expect live entertainment to occur a few times a week or possibly on a nightly basis with a maximum number of three musicians playing from 5:00 pm until closing or midnight, whichever occurs earlier. Hours of operation have previously been submitted. 140 Attachment No. PC 7 Plan Check 1538-2014 Plans 141 V� QP �P 2�� LE DG E N D � Parking Provided(Existing) Required Parking(Existing) A3 Existing Existing Day Night NEW 6- RAISED SLAB, REFER TO SHEET A1.3 Day Night On-Site 83 83 Office The Ritz 0 Off-Site 2700 West Coast Highway 0 50 Office Billy's 13 0 EXISTING ADJACENT BUILDING Off-Site 2620 Avon Street 24 24 The Ritz 0 80 ♦ Waived 34 0 Billy's 9 43 3 ACCESSIBLE PATH OF TRAVEL, MAX 2% TOTAL 141 157 The Ritz Patio 0 0 SLOPE IN ALL DIRECTIONS Billy's Patio 3 3 Waived(Billy's) 34 0 I Marina 18 18 TOTAL 141 144 AS Proposed Parking Requirement Parking Provided (Proposed) Day Night roposed Propos A Day Night Office The Ritz 0 On-Site 73 76 Office Billy's 13 0 I o1 3 Off-Site 2700 West Coast Highway 0 50 The Ritz 0 80 N Off-Site 2620 Avon Street 24 24 Billy's 9 43 ARCHITECTS ¢ 239.89' Waived 34 0 The Ritz Patio 0 0 TOTAL 131 147 Billy's Patio 3 3 17848 Sky Park Circle , Suite B 9 EXISTIN PARKING LOT Footnote:2801 W. Coast Highway-2nd&3rd Waived(Billy's) 34 o I r v i n e , California 9 2 6 1 4 27 A A Net Office Area:5350+8030= 13,380 SF/250=54 Stalls Marina 18 18 P h 9 4 9 7 5 7 . 3 2 4 0 I 44 12 13 TOTAL 131 14 w w w s m s - a r c h c o m 6'-0° I 106'-4' 33'-01/2' ON SITE PARKING LOT SHALL BE RE–STRIPED WITH OPAQUE SEALCOAT WITH APL TO EDGE OF BUILDING PAINTED PARKING STALL LINES AND GRAPHICS PER THE ICTY AND STATE — — ADJACENT STANDARDS. F (E) SIDEWALK ON-SITE PARKING PARKING PROVIDED PER CITY OF NEWPORT BEACH STAFF MAINTAIN AGGESS of A I .�7 "' A 3 10 APPROVAL #SA2014-015(PA2014-112) & OPERATOR LICENSE No. &'-0' FUE5LIG v 3 EASEMENT I I r OL2014-007 (PA2014-094). THE LAYOUT IS CONSISTENT WITH THE z APPROVED PARKING LAYOUT PER PLAN CHECK #1442-2001, A1.0, DELTA 2, T 29°(0010" 23981' DATED 12/10/2001 PREPARED BY ROBERT KUBICEK ARCHITECTS WITH ® Il A I A 13 10 REFINED QUANTITIES AS PROVIDED IN TABLES ABOVE. EXIST Q 27 ELECTRICAL STAIR RooNl I 2 3 "' 4 5 ( 7 8 9 1� E)� NOTE& �,J I G G G C G G G C C G Oj (E) EDISON AND UTILITY BOXES TO REMAIN O2 (E) SIGN TO REMAIN 46 - 82'–Vn n 11 SPACES A 7–6 – IL11XI � n � (E) DOCK W/ MINIMUM 22 BOAT SLIPS. REFER TO SHT A0.2 23 42 �4 II 4 PARKING LOT TO RECEIVE OPAQUE ASPHALT SEALCOAT & NEW STRIPING / o SYMBOLS. THE ETIRE LAYOUT OF BOTH ADDRESSED BUILDING'S PARKING 4 FIELD & PERIMETERS INCLUDING DISABLED ACCESS PARKING STALLS, 25 17 133 i: 3 LOADING LANES AND ACCESS / SIGNED COMPONENTS z 5 WHEEL STOPS, SEE DETAIL 19/AL2 Iv o z 2 & 4" WIDE PAINTED PARKING STALL PER CITY STANDARDS � D m � � � 7 (N) GUARD RAIL IP EXISTING 18'-0" �� 1 8 (E) ENTRY DRIVE ' 28 5 z � Og MODIFY PLANTER TO ENCLOSE AND TERMINATE WHERE REMOVED RESTAURANT �. 0 p CD z 13 10 FDC FIRE DEPARTMENT CONNECTION BUILDING 31 �O m VAN ACCESSIBLE STALL ("VAN" ON SIGN AND PAINTED @ OFFLOAD LANE) 6'-0" -5 1/�' 45'-4' (NON CONFORMING BULK SET BACK < 4 11 SEE DETAIL 9/AL2 ua O REMODEL TRASH ENCLOSURE. TENANT TO MAINTAIN RECYCLE PROGRAM • '". .° 1 -1 3330 45 12 WITHIN THE TENANT PREMISES c. -1 c 10-0 REQUIRED PER ODE) m n z A 13 EXISTING 6" HIGH CURB ® ® \ oo z 14 14 "ZERO" CURB FLUSH LANDING 36" WIDE. PROVIDE TRUNCATED DOMES -LU WII r ➢ WHERE SHOWN, SEE DETAIL 4/A1.2 14 3 < 15 DISABLED ACCESS PATH OF TRAVEL TO THE PUBLIC WAY A3 24 I 31 22 A'GCESSI�E ROUTE OF � � 16 REMOVE RAISED CONC CURB TRAVEL O o 5 17 4° WIDE PAINTED BLUE STRIPES PATH OF TRAVEL NTE 2% SLOPE IN ANY ,r 24 z DIRECTION WITHIN THE STRIPED REGION – SEE DETAIL 11/A1.2A 1 vi IS (E) ELECTRICAL ROOM 3 p 1 32 2 19 FLARED CONCR�SIDESRORRAMP MAX SLOPE 2" HIGH PROTECTION2CURBVSDE 1:12 EE 15 /SA1.2 TRANSION L ---_--_ ----_--_- _------ 26'-1' 17'-0 17'-0'- �26-O- < 17'-0' 12'-0' An � H.C. INTERNATIONAL SYMBOL PAINTED BLUE c�� c2=3 I ; o z 16 21 DISABLED STALL SIGN. SEE A1.2 rt 31 ❑® 23 Q ° 22 (E) DISABLED ACCESS NOTICE OF ACCESSIBLE ENTRY SIGN AT DRIVE WAY c 1 c B 1 13 33 24 0 23 LINE OF (E) SEAWALL BELOW 1 z 36 3 a0 Z 1 24 (E) BREEZEWAY - 2% MAX SLOPE A3 f 25 NEW 38" LONG (5) BIKE RAKE ANCHORED TO FLOOR I. ♦ 1 o T.O.C. T- (27 ® , = A En O Z o= 26 MECHANICAL UNITS ON 6" HIGH HOUSEKEEPING SLAB ¢ 1 34 25 _ --- - - - - - - - - 4 -- - --- - - -- - - -- - - - - - - -- - - - - - - - - - - - - r (E) PROPERTY LINE // 6 SITE A = 2g (E) TRAFFIC LIGHT '0 24 0 (D 2g EXISTING ELECTRICAL TRANSFORMER r /' 4 � ¢ (N) CONIC HOUSING PAD / SIDEWALK IN-FILL 6" THICK 1 7 1 I -- - - -- - o - _ - J/ 335 26 3 31 CONDENSING UNITS ON 6" HIGH HOUSEKEEPING SLAB A * 3 I O O 39 os 6 w q� REFER TO MECH. DRAWINGS FOR MORE INFO. Y3\ ' 1 L TRAFFIC SIGNAL EASEMENT - RECORDED DECEMBER 12, 1973, LOT H OF of Y3 � ' 1 TRACT 919BOOK 29, PAGE 31, CL WATER LINE EASEMENT PER ALTA KEYNOTE 18 SHEET A1.0 20 OtHEAD �CKZ c 36 221 EXISTING VALET STATION 7 (5 EASEMENT FOR BAYSIDE PUBLIC WALKWAY PER ALTA KEYTNOE 2, SHT A1.0 c a w 17 20 1 z Z PROVIDE "FIRE LANE NO PARKING" MARKINGS IN PARKING LOT. ACCESS AND r! ¢ POSTINGS MUST MEET NEWPORT BEACH FIRE DEPARTMENT GUIDELINE C.01 1� � o 11 I o 1 w o ' 14 1 T.O.S 3 ;o C.02. SEE DETAILS 1&2/A1.2 o 1 ^ / \ 1 0` o 1 31 2S � 3� EASEMENT FOR DRAINAGE PER ALTA KEYNOTE 13, SHT 1.0 CL♦ I1 M o A�j.2 5'-01 a, .� •� �g EASEMENT FOR POLE LINES & CONDUIT PER ALTA KEYNOTE 14, SHT A7.0 �A i 1 I 21 - EASEMENT FOR LINES & CONDUIT PER ALTA KEYNOTE 15, A1.0 NEWPORT 1 1 5 00 00 TENANT LEASE LINE 3 HARBOR 1 ® ® EASEMENT FOR PUBLIC WALKWAY PER ALTA KEYNOTE 16, SHE A1.0 THIS PLANTER TO REMAIN IN • SOME AREA AND PART OFR 38 29 @ 41 EASEMENT FOR PEDESTRIAN ACCESS PER ALTA KEYNOTE 19, SHT A1.0 41 1 6'_° °D IS TO BE FILLED IN W -< 1 15 21 0- W o 1 d1 m 36 ¢ 42 EXISTING 4" SEWER LINE 1 - - Z 43 EXISTING SEWER CLEAN OUT C 1 c LINE Of z 44 9'-6" HIGH LOUVER SCREEN WALL, SEE ELEVATION 19 o I < 13 a 73 62 - - PROVIDE 6 PARKING SPACES FOR LOW-EMITTING, FUEL -EFFICIENT AND Pro ect: 1 SL REI '� I 42 M z CARPOOL/VAN POOL VEHICLES. 1 MA�f 3` n 4 WASHOUT AREA, SLOPE TO DRAIN 3'-0" x 3'-0" x 6'-0" MIN. The Ritz Restaurant rY 29 00 27 ° 2 63 39 5 2801 West Coast Hwy 43 y - 2 0 6m Newport Beach , CA iW, d T.O.S. r � . 3 6 ' 92663 I T.O.C. 4 64 1 6' 25-1 MIN. 71 1 44 3. 35 40 II 1 I a , I 36 N ¢ I O ,ppp 3 a 1 34 �m 65 ° NSE .... 30'-0 TO CENTER OF R.O.W. �G•.• AR TF Ami r I 14 45 c a 5 1 1 — 1 e' — J SITE B o � =_* 3-30-15 *2 1 63 66 aTl'. kEDATTEE� •' 16, Do Ld 22 1 l 130'-60 6 0 -' F E 0 , 63'-5" 1 0 I �FAni\ ,,, 1 1 T.O.S. °' I CENTERLINE OF RIVERSIDE ST 1 ale ° 3 21 68 6 28 1 1 ,° g• NO. DATE ISSUE 20 20 TYP I 6/30/14 PERMIT SUBMITTAL 1 EXISTING w A�j 18'-0 os OEX NG _ _ A # 16 NO PARKING I 09/22/14 PLAN CHECK RESPOND 1 ADJACENT T?°. ENTRANCE Q 12/01/14 PLAN CHECK RESPOND #2 1 BUILDING o- �J" IL W 3'-0 I 1 z of 12/22/14 PLAN CHECK RESPOND #3 8 -0' Q 02/02/15 PLAN CHECK RESPOND #4 Q17 ---- - --- -- - - - - - - - - - , I O16 E! T°O.S. c 1 al 6' 21 3 I 4 SPACES O 8 ° = 34'-0° 2T-3' 6'-3' 4 SPACES O 8 6° 34'–O" Q 1 o 15 0 — 1 40 14 3 15 — 0 PROPOSED BUILDING AREAS: I EXISTING BUILDING AREAS: ♦ 33 _ ♦ _ � _ 12'-6' Q DESCRIPTION 0 C. Al/ DESCRIPTION OCG Al/B LEVEL 1 906 S LEVEL 1 1 EXIST LEVEL 2 922 LEVEL 2 8,922 SF 1 1 �' 49 50 I 52 53 54 5 1; 56 5 5g AND UNPUBLISHED ANDD WORN MATERIAL APPEARING HEREIN coNsrlruTE ORIGINAL LATE AND UNPUBLISHED WORK WI SMS ARCHITECTS AND MAY NOT A DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT LEVEL 3 6,572 S LEVEL 3 7,390 SF ; TRASH ENCL 1 CO 15 ea, o TOTAL EXIST 99 400 I;F TOTAL 22,400 S 1 N PROJECT NO. 14015 URANT: 1' DATE February 03, 2015 PROPOSED NET "PUBLIC" AREA LEVEL 1: 3,190 SF MAX. PER USE PERMIT ♦ L- 32 I a 7 5 �� I DRAWING TITLE PROPOSED OUTDOOR PATIO APEA: 732 SF, 768 SF MAX. PER USE PERMIT c 1 BUILDING REDUCTION ADDITION REAS: i o ♦ ♦ 2% MAX w a ♦ ♦ � EDESCRIPTION DUCTION ADDITION - - o 51_ MMM . MM -A � � � � � � ._� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �� SITE PLAN LEVEL 1 - T e LEVEL 2 0 SF 0 SF P=U5LIG AGGESS EASEMENT DRAWING N0. a LEVEL 3 818 SF 0 SF 37 A, RESULT 158 S.F. 1,158 S.F. PUBLIC ACCESS 35 40 37 Ali n EASEMENT M 0 a NOTE: THE RATIO OF NET IUBLIC AREA TO RESTAURANT AREA HAS NOT CHANGED FROM THE e ORIGINAL USE RATIO. 3 LL Alml FOR LEGAL DESCRIPTION REFER TO PUBLIC RECORDS FOR APN LISTED ABOVE SCALE: 1/8"=V-0" SITE PLAN 14 a 143 ELEVATION KEY NOTES ❑i NEW FURRED-OUT BREEZEWAY COLUMN 12 NEW TEMPERED GLAZING WINDOW 23 q NGINERETRACTABLE R C ABL BE AWNING G WITHELIGHTING UBM 4 ❑2 NEW GLASS RAILING SYSTEM 13 NEW BAR, REFER TO INTERIOR ELEVATIONS 24 GLASS WIND SCREEN ❑3 GLASS PERIMETER WALL 14 MATCH EXISTING CUSTOM PLASTER TEXTURE FINISH NEW HARDI SHINGLE SIDING TO MATCH EXISTING OVER TRASH AND RECYCLE ENCLOSURE TENANT TO 25 WEATHER BARRIER ❑4 NEW GAS LAMPS, SEE ELECT. DWGS. 15 MAINTAIN RECYCLING PER CITY ORDINANCE 26 EXISTING WALL FINISH TO REMAIN ROOF 15 EXISTING WEB TRUSS SYSTEM, SEE STRUCT. 16 STONE BASE, REFER TO INTERIORS FOR MORE INFO. 35'-0" 6 EXISTING CAISSONS, SEE STRUCT. 17 ROLLER SHADE 7 EXISTING GLUE LAM BEAMS, SEE STRUCTURAL DWGS. 18 ELECTRICAL ROOM DOORS �8 EXISTING FLOOR FRAMING SYSTEM, SEE STRUCTURAL DWGS. 19 TRASH ENCLOSURE DOORS c n n n ,, . iv //�\\ �I�J �uuu� ❑9 DOWNSPOUT 20 PORTABLE FIRE EXTINGUISHER - MINIMUM RATING 2AIOBC I 10 EXHIBITION KITCHEN GLAZING 21 STAIRCASE I 17848 Sky Park Circle , Suite B I r v i n e , C a l i f o r n i a 9 2 6 1 4 ' F-SINAGE � _ _(N-.IF P h 9 4 9 7 5 7 . 3 2 4 0 11 WALL MOUNTED MOTION/PRESENSE SENSOR 22 NEW FALSE BEAM, SEE DETAILS L — — — — — —— — — — — — — — — —J w w w s m s - a r c h c o m 22 NEW EXTERIOR AIR CURTAIN, REFER TO MECHANICAL DRAWINGS I 'j rSIN.I.C,} 7 LEVEL THREE uo L - - - - - - - - - - - - - - J 23'-0" SINAGE (N.LC,) A3.3.1 NOTE: SEE ID SHEETS FOR ALL NEW EXTERIOR WALL FINISHES. L — — — — — — — — — — JT, io 28 I 4 23 — — — — — — LEVEL TWO 4 23 — SINAGE (N.I.C.) — 24 i - - - - - — o� 11 TFm o 9 o I 00 �� _ Ilk - - - - - - - _- - - - - - - — I — - _ - -- - - - — - _ _ -- - - _ - — -- - M 0'-0" g 16 10 NEW EXTERIOR WALL AT RESTAURANT A8i i 4 14 A3,4 EXPANSION (MATCH EXISTING FINISH PATIO: RELOCATED MAIN ENTRY NEW COLOR) CMU WALL W/ BUTT SEAM GLASS I FULL HEIGHT AUTOMATIC STONE CLADDING SLIDING DOORS WITH HOLD NEW EXIT DOOR FROM KITCHEN 0/ VAPOR BARRIER ' OPEN AND BREAK OUT PANICA3.2.1 4 3 2 1 0/ CONCRETE MASONRY WALL PANEL FEATURE AA33.2.1 A34 A3.4 SC 4"=1 '-0" NORTH (PATIO) ELEVATIO O SCALE: 1/4"=1'-0° NORTH ELEVATION 1 26 ROOF 35'-0' I El 1:1 E:I- I I E0 I (V LEVEL THREE 23'-0' Project: The Ritz Restaurant 23 2801 West Coast Hwy Ll Ll TWNewport Beach , CA LEVELD 92663 - - --- - -- ---- - - - - - - - - - - -- ---- - ------- - --- ---- ------ / // ,� ' D A BREEZEWAY - / 5��Q H RSy/TQC OPE OPEN 3-30-15 tD a f'. RENEWAL DATE FIRST FLOOR LEVEL ONE 0'-0" 16 2 i 16 2 1 16 1 16 N0. DATE ISSUE 6/30/14 PERMIT SUBMITTAL NEW FULL HEIGHT WINDOW WINDOW AT BAR/DINING NEW CLAD IN STONE SLIDING GLASS COUNTER FULL HEIGHT SLIDING GLASS DOORS, A 09/22/14 PLAN CHECK RESPOND #1 WALL 0/ MORTAR DOOR AT INDOOR / OUTDOOR NANAWALL SYSTEM HSW75 OR EQ 0/ VAPOR BARRIER BAR Q 5 0/ EXISTING WOOD FRAMING 4 Q A3.4 A3.4 0 SCALE: 1/4"=1'-0" EAST ELEVATION 12 0 0 0 23 0 4 23 4 0 0 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT PROJECT NO. 14015 C o DATE February 02, 2015 DRAWING TITLE ELEVATION - - - - - - - - - - - - - - - - - - - - FIRST FLOORLEVEL ONE E 0._0" DRAWING N0. N N N O N N z STONE CLADDING STONE CLADDINGA301 0/ VAPOR BARRIER 0/ VAPOR BARRIER 4 0/ CONCRETE MASONRY WALL 0/ CONCRETE MASONRY WALL SCALE: 1/4°=1'-0" SCALE: 1/4"=1'-0" 0 SOUTH (PATIO) ELEVATION 9 EAST (PATIO) ELEVATION 3 a 1J f ELEVATION KEY NOTES ❑i NEW FURRED-OUT BREEZEWAY COLUMN 12 NEW TEMPERED GLAZING WINDOW 23 E 61NETR RETRACTABLE BE A DEFERRED HTING 4 ❑2 NEW GLASS RAILING SYSTEM 13 NEW BAR, REFER TO INTERIOR ELEVATIONS 24 GLASS WIND SCREEN ❑3 GLASS PERIMETER WALL 14 MATCH EXISTING CUSTOM PLASTER TEXTURE FINISH NEW HARDI SHINGLE SIDING TO MATCH EXISTING OVER TRASH AND RECYCLE ENCLOSURE TENANT TO 25 WEATHER BARRIER ❑4 NEW GAS LAMPS, SEE ELECT. DWGS. 15 MAINTAIN RECYCLING PER CITY ORDINANCE 26 EXISTING WALL FINISH TO REMAIN A B C D E F G H 5 EXISTING WEB TRUSS SYSTEM, SEE STRUCT. 16 STONE BASE, REFER TO INTERIORS FOR MORE INFO. 6 EXISTING CAISSONS, SEE STRUCT. 17 ROLLER SHADE 7 EXISTING GLUE LAM BEAMS, SEE STRUCTURAL DWGS. 18 ELECTRICAL ROOM DOORS F-8 EXISTING FLOOR FRAMING SYSTEM, SEE STRUCTURAL DWGS. 19 TRASH ENCLOSURE DOORS AFRI � H � � � ��^�9 DOWNSPOUT 20 PORTABLE FIRE EXTINGUISHER - MINIMUM RATING 2A1OBC 10 EXHIBITION KITCHEN GLAZING 21 STAIRCASE 17848 4 8 S k y Park k C i r l e , Suite i t e Ir7 i c 4vine , C a l f o r n i a 9 2 6 1 4 2 P h 9 4 9 7 5 7 . 3 2 4 0 11 WALL MOUNTED MOTION/PRESENSE SENSOR 22 NEW FALSE BEAM, SEE DETAILS A3.4 w w w s m s - a r c h c o m 22 NEW EXTERIOR AIR CURTAIN, REFER TO MECHANICAL DRAWINGS T.O. ROOF ROOF 35'-0" 0 I (V LILI L THIRD FLOOR LEVEL THREE 23'-0" 000 io 00e 0 0000< I 4 F 23 SECOND FLOOR \j�VEL TWO SINAI c 11'-6" L J 24 1 a \ CIDiv / /%, o wl o low; -- — - -- -- - -- - FIRST FLOOR L ONE 16 PATIO: 3 2 1 16 3 2 1 16 3 I2 1 16 3 1 i6 `� CMU WALL W/ BUTT SEAM GLASS SEE EAST ELEVATION FOR IC TILE NEW WINDOW (ESR- REPLACEMENT SCALE: 1/4"=V-0" SOUTH ELEVATION 1 1 1.8 O2 O3 4 O5 O6 ROOF loo Project. 35'-0" The Ritz Restaurant 2801 West Coast Hwy Newport Beach , CA \ / ��i� N X 92663 LEVEL THREE DA 23'-0" �CQNSE' RCy!T� *: -24 1 3-30-15 26 -,sem RENEWAL L=jL Ll L__ NO. DATE ISSUE SECOND FLOOR LEVEL TWO 6/30/14 PERMIT SUBMITTAL 17'-6 1/2" 16 11'-6" 09/22/14 PLAN CHECK RESPOND #1 A3.3LO M �i A3.3.1 \ \ Q IL / / Q LEVEL ONE 0'-0" 0 MECHANICAL UNITS BEYOND SCREEN WALL 15 12 25 26 25 LOUVER SCREEN WALL A8,2 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT WATER LEVEL 0'-0" PROJECT NO. 14015 DATE February 02, 2015 DRAWING TITLE ELEVATION E T E DRAWING NO. m A302 N N N O N N O O s` ii v c 0 0 SCALE: 1/8"=l '-O" WEST ELEVATION 12 a �l C��' QP �� ,P �� P�. O� �� 14E SHADING SYSTEMS FOR LARGE AREAS safe timeless - beautiful r 7Ir { T � S markilux syncra 2 fix / syncra 2 uno fix with Folding-arm Awnings Stylish solar shading and weather protection for large areas Sleek and slender - the free-standing awning frame system for markilux folding-arm awnings ,ated to wind elista www.markilux.com markilux 14: markilux syncra 2fix/unofix with folding-arm awnings SHADING SYSTEMS FOR LARGE AREAS markilux syncra 2 fix markilux syncra 2 uno fix with two folding-arm awnings with one folding-arm awning markilux990 markilux3300 markilux990 markilux3300 . d . & 1� . markilux1500/1650/ markilux 5010 markilux 1500/1650/ markilux 5010 1600/1600 stretch 1600/1600 stretch markilux 1700/1710 markilux 6000 markilux 1700/1710 markilux 6000 Design Features Technical Specification Optional Accessories sturdy,free-standing awningframe free-standing awning frame system polyester powder coating in system in a contemporary design with two round support posts for non-standard colours is available to markilux folding-arm awnings(in individual order(prices on request, rounded support posts reflect the case of the syncra 2 fix,two longer lead time) the design style of the markilux folding-arm awnings,in the case of folding-arm awnings the syncra 2Lino fix,one folding-arm folding-arm awnings are optionally awning) available with hard-wired or radio- the appearance of the markilux controlled motor with markilux syncra 2 harmonises perfectly with also available as a markilux syncra remote control the design of the various awning 2 fix with one support post and wall models fixture to one side for individual awning model descrip- tions as well as optional accessories a post-free area under the awning independent use of the individual and bespoke options please consult awnings the current markilux sales documen- protection from the sun and rain tation for markilux patio&balcony in open spaces(water drainage simple fixture of the awning stand to awnings guaranteed bythe 151 pitch,at a concrete foundation which the folding-arm awnings are permanently set) especially well suited to properties, to which it is technically difficult to fit an awning(uneven Mode)or even impossible(substrate inadequate) delivery includesthetop coverboard 358 1 Special features www.markiIux.com 142 SHADING SYSTEMS FOR LARGE AREAS markiiux syncra 2 fix/uno fix with fO/ding-arm awnings markilux syncra 2 fix markilux syncra 2 uno fix 01 with two folding-arm awnings with one folding-arm awning coverboard system-illustrated by way of the markilux 5010 02 03 � ./ 04 05 06 internal cavity for convenient storage and protection of any cabling 07 08 09 10 11 base plates to be bolted to a concrete foundation 12 13 -- 14 15 16 the new cross member enables flexible bracket fixture and 17 ' consequently easy installation of any markilux folding-arm awning 18 illustrated by way ofexample with theface fixture bracketof 19 the markilux 6000 m 22 23 For configuration options,colours and dimensions please consult the relevant sections of the sales manual for each individual awning type. www.markiIux.com Design details 359 149 markilux syncra 2fix/unofix with folding-arm awnings SHADING SYSTEMS FOR LARGE AREAS Installation dimensions syncra 2 fix with two markilux folding arm awnings/single units GB Fl: M \ H �9s \ 95 F1 F1 BG 0 a i i 6S armour matting basket SPM made from rebar matting Q188 dimensions in cm The following have to be prepared on site as per the drawing for every post: a a concrete base of armoured concrete with a compressive strength of C25/30(previously known as B25)using armour matting Q188(Fl) a the base plate is to be fixed using Fischer marine-grade stainless steel anchor bolts FAZ 11 16/50 and washers certified to DIN 9021(or equivalent) • take into account the bracket fixture range of each individual awning type when determining the post separation on site! The support posts of the syncra frame system cannot be fixed in this area.The post separation,centre to centre,can be moved inwards by up to 15%of the awning width:minimum SAM=M-15% GB M i 0 140 1 0 140 -- a -- -- - A lA N SAM t=25 AX SAM GB DX M-140 N markilux6000 3400 2930 2790 2660 2520 2390 0 markilux 5010 2380 2510 markilux 3300 3420 M-162 2920 2780 2650 - 340 markilux990 M-440 M - - 40 A-A markilux 1100/1700 stretch 2430 markilux 1710/1710 stretch - 3480 M-140 2970 2830 2700 2560 markilux 1600/1600 stretch/1650 2430 markilux 1500 - 2000 1500 3000 3500 4000 dimensions in mm X M = awning width=orderwidth of the folding-arm awning Fl = concrete foundation with armour matting basket GB = overall width of the syncra unit* BG = armour matting basket H = projection* t = thickness of the base plate AH = unit height* SH = post height=3200 mm DH = headroom*(dimensions rounded) SAM = post separation,centre to centre* *depends on the awning model 360 Installation dimensions www.markiIux.com 150 SHADING SYSTEMS FOR LARGE AREAS markilux syncra 2fix/unofix with folding-arm awnings Installation dimensions syncra 2 fix with two markilux folding-arm awnings) 01 coupled folding-arm awnings/2 or 3 fields may be possible depending on the awning model _GB_------ F2: 02 _ M-- - H 115 IIS 03 _ = 04 v 1 o F2 2 m 1 FlBG 05 y � I � F2—F ' 06 L ' i Fly ; i t 1G5 I0S 07 ' M armour matting basket SP made from rebar matting Q188 dimensions in cm 08 The following have to be prepared on site as per the drawing for every post: 09 a a concrete base of armoured concrete with a compressive strength of C25/30(previously known as B25)for the outermost posts(Fl,see single unit)and the central posts(F2)using armour matting Q188 10 a the base plates are to be fixed using Fischer marine-grade stainless steel anchor bolts FAZ 1116/50 and washers certified to DIN 9021(or equivalent) 11 •take into account the bracket fixture range of each individual awning type when determining the post separation on site! The support posts of the syncra frame system cannot be fixed in this area.The post separation,centre to centre,can be 12 moved inwards by up to 15%of the awning width:minimum SAM=M-15% GB 13 M 14 0140 0140 0140 1$ 11 a16 A__— --N B 13 N 17 SAM 18 t=25 AH SAM GB DH e o 0 ory a o 0 19 markilux 6000 3400 2930 2790 2680 2520 2390 19 m M-140 markilux 5010 2380 3420 2920 2780 2650 2510 markilux3300 M-162 M - I 340 O t=25 340 markilux 1700/1700 2430 400 400 markilux 1600/1650 3480 M-140 2970 2830 2700 2560 2430 A-A B-B -1 markilux 1500 dimensions in mm 2000 2500 3000 3500 4000 H 12 M = awning width=order width of the folding-arm awning F2 = central concrete base with armour matting basket 23 GB = overall width of the syncra unit* BG = armour matting basket H = projection* t = thickness of the base plate AH = unit height* 1 = outer post DH = headroom*(dimensions rounded) 2 = central post SAM = postseparation,centre to centre* SH = post height=3200 mm Fl = outermost concrete base with armour matting basket (see Fl:single units) 'depends on the awning model www.markiIux.com Installation dimensions 1 361 151 markilux syncra 2fix/unofix with folding-arm awnings SHADING SYSTEMS FOR LARGE AREAS Installation dimensions syncra 2 fix with two markilux folding-arm awnings and wall fixture/single units(coupled units on request) GB M Fl: N = Fl o m BG I 0 a i Fl—'�' 8S -- -- armour matting basket SP`N made from rebar matting Q188 dimensions in cm The following have to be prepared on site as perthe drawing for every post: -> a concrete base of armoured concrete with a compressive strength of C25/30(previously known as B25)using armour matting Q188(Fl) -> the base plate is to be fixed using Fischer marine-grade stainless steel anchor bolts FAZ 11 16/50 and washers certified to DIN 9021(or equivalent) 4 take into account the bracket fixture range of each individual awning type when determining the post separation on site!The support posts of the syncra frame system cannot be fixed in this area.The post separation,centre to centre,can be moved inwards by up to 15%of the awning width:minimum SAM=M-15% 44,5 111 B GB=M+X o X N M N � I Y=10 — B 1�=155 0 140 — 0140 200 ¢ -- x I 'JA A ----1A N B-g ry SAW AH SAM GB x DH o markilux 6000 3400 M+80 80 2930 2790 2660 2520 2390 markilux 5010 GB-70 2380 2510 markilux 3300 3420 M+90 99 2920 2780 2650 - 1 markilux990 GB-220 M+120 120 - - } a 340 u markilux 1100/1700 stretch 2430 40l) markilux 1710/17105tretch 3480 GB-70 M+80 80 2970 2830 2700 2560 A-A markilux 1600/1600 stretch/1650 2430 markilux 1500 - 2000,2500,32_00,350014000 dimensions in mm H M = awning width=orderwidth of the folding-arm awning BG = armour matting basket GB = overall width of the syncra unit* t = thickness of the base plate H = projection" X = distance from the outermost end of the awning AH = unit height' to the edge of the substrate' DH = headroom*(dimensions rounded) SH = post height=3200 mm SAM = post separation,centre to centre" Fl = concrete foundation with armour matting basket 'depends on the awning model 362 Installation dimensions www.markiIux.com 152 SHADING SYSTEMS FOR LARGE AREAS markiluxsyncra 2fix/unofix with folding-arm awnings Installation dimensions 01 syncra 2 uno fix-with one markilux folding-arm awning/single unit GB Fl: 02 9S 115' ___ C5 03 04 F1 m = BG 05 Q N = O 06 IF11 es e5 07 F1I armour matting basket dimensions in cm O$ SPM made from rebar mattingQ188 The following have to be prepared on site as per the drawing for every post: 09 a a concrete base of armoured concrete with a compressive strength of C25/30(previously known as B25)using armour matting Q188(Fl) 10 a the base plate is to be fixed using Fischer marine-grade stainless steel anchor bolts FAZ 1116/50 and washers certified to DIN 9021(or equivalent) 11 •take into account the bracket fixture range of each individual awning type when determining the post separation on site! The support posts of the syncra frame system cannot be fixed in this area.The post separation,centre to centre,can be 12 moved inwards by up to 15%of the awning width:minimum SAM=M-15% GB 13 M 14 0140 0140 15 A �A N a 16 - 17 SAM 18 AH SAM BB DH 19 O N p markilux6000 3400 2930 2790 2660 2520 2390 markilux 5010 M-140 2380 2510 markilux 3300 3420 M-162 2920 2780 2650 - 0 300 o r25 (' markilux990 M-440 - - A-A 360 M markilux 1700 11700 stretch 2430 21 markilux 1710/1710 stretch dimensions in mm 3480 M-140 2970 2830 2700 2560 markilux 1600/1600 stretch/1650 2430 markilux 1500 - '12 1000 1500 3000 3500 4000 L H 23 M = awning width=order width of the folding-arm awning F1 = outermost concrete base with armour matting basket GB = overall width of the syncra unit* (see Fl:single units) H = projection* BG = central concrete base with armour matting basket AH = unit height* t = thickness of the base plate DH = headroom*(dimensions rounded) SH = post height=3200 mm SAM = postseparation,centre to centre* `depends on the awning model www.markiIux.com Installation dimensions 1363 153 markilux syncra 2fix/unofix with folding-arm awnings SHADING SYSTEMS FOR LARGE AREAS Installation dimensions syncra 2 uno fix with one markilux folding-arm awning/ coupled folding-arm awning/2 or 3 fields maybe possible depending on the awning model GB F2: M 150 1y5 S o F2 ¢ 2x m BG � o 1 F1 LAN 1 � �I " I __ - I F21 Ip f SPM armou r matting basket 3 Fl ; made from rebar matting Q188 dimensions in cm The following have to be prepared on site as per the drawing for every post: -> a concrete base of armoured concrete with a compressive strength of C25/30(previously known as B25)for the outermost posts(Fl,see single unit)and the central posts(F2)using armour matting Q188 the base plates are to be fixed using Fischer marine-grade stainless steel anchor bolts FAZ 11 16/50 and washers certified to DIN 9021(or equivalent) a take into account the bracket fixture range of each individual awning type when determining the post separation on site! The support posts of the syncra frame system cannot be fixed in this area.The post separation,centre to centre,can be moved inwards by up to 15x/0 of the awningwidth:minimum SAM=M-15% GB M 01140 F140 0 140 x x N A t A B B � lk N N S M t=25 AM SAM GB DX 1} markilux6000 3400 2930 2790 2660 2520 2390 B Nf e ® e m N e ® eo markilux 5010 M-140 2380 3420 2920 t780265D 2510 markilux 3300 M-162 markilux1700 M 2430 t=25 00 360 360 markilux 1710 - A_A B-B 3480 M-140 2970 2560 markilux 1600/1650 2430 markilux 1500 - 2000 7500 3000 3500 4000 H dimensions in mm M = awning width=orderwidthofthe folding-arm awning F2 = central concrete base with armour matting basket GB = overall width of the syncra unit' BG = armour matting basket H = projection' t = thickness of the base plate AH = unit height` 1 = outer post DH = headroom`(dimensions rounded) 2 = central post SAM = post separation,centre to centre' SH = post height=3200 mm F1 = outermost concrete base with armour matting basket (see Fl:single units) 'depends on the awning model 364 Installation dimensions www.markiIux.com 154 Attachment No. PC 8 Proposed Project Plans 155 V� QP �P 2�� PA2015-033 Attachment No. PC 8 - Proposed Project Plans LEGEND FLOOR PLAN KEY NOTES FLOOR PLAN NOTES ROOM-NAME ROOM REFERENCE REFER TO ID DRAWINGS D NEW STUD WALL, SEE SHEET A9.1 FOR INT. WALL TYPES 1. ALL DIMENSIONS ARE TO FACE OF FINISHES U.N.O. ® FOR ROOM FINISHES 1 EXISTING ROOF LINE OVERHANG 12 NEW GLAZING WINDOW 24 4X GAL T.S. POST D EXISTING STUD WALL ❑ ❑ ❑ 2. ALL DOOR OPENINGS OFFSET FROM PERPENDICULAR WALL 4' U.N.O. FIRE RATING DOOR REFERENCE REFER TO SHEET A10.1 1 HR RATING FIRE PARTITION 2 FULL HEIGHT TEMP-GLASS A 13 NEW BAR, REFER TO INTERIOR ELEVATIONS 25 OCCUPANT POSTING SIG ® FOR DOOR TYPES & FINISHES - - - 3. THE CONTRACTOR SHALL RENEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND SHALL �3 ALL PAINTS AND STAINS SHALL BE EXTERIOR GRADE 14 MATCH EXISTING CUSTOM PLASTER TEXTURE FINISH 26 TACTILE EXIT SIGN CONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS, ETC., SHALL BE IMMEDIATELY REFER TO SHEET A10.1 FOR WINDOW REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMANCE OF ANY WORK IN QUESTION. XX WINDOW REFERENCE TYPES & FINISHES2-6 �4 EXISTING STAIR WELL AND STAIRS (1 HOUR RATED) 15 TRASH AND RECYCLE ENCLOSURE, TENANT TO MAINTAIN RECYCLING PER CRY ORDINANCE 27 EXISTING GAS METER � � 4. 'TYP. SHOULD MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT. UNLESS FIRE RATING PARTITION TYPE REFER TO SHEET A9.1 OTHERWISE NOTED, DETAILS ARE USUALLY KEYED AND NOTED 'TYP.' ONLY ONCE WHEN THEY FIRST OCCUR. � �5 EXISTING ELEVATOR 16 OUTDOOR REFRIGERATION COMPRESSOR RACK- X142 COLDZONE 28 (E) 1 HOUR FIRE RATED WALL 3 " � FOR WALL TYPES 7 6 5. 'SIM." SHALL MEAN COMPARABLE CHARACTERISTICS FOR THE CONDITION NOTED. VERIFY DIMENSIONS AND ® IXR SIGN FIXTURE WITH BATTERY BACK UP `ol REFER TO SHEET AO.3 AND AO.4 FOR SPECIFIC REQUIREMENTS �6 EXISTING ELEVATOR EQUIPMENT ROOM 17 ROLLING GATE, REFER TO ELEVATIONS 29 (E) MECHANICAL UNIT TO REMAIN ORIENTATION ON PLANS AND ELEVATIONS. Fa �7 EXISTING ELECTRICAL ROOM 18 EXISTING GREASE INTERCEPTOR (N) RETRACTABLE AWNING UNDER SEPARATE PERM 6. 'ALIGN' MEANS ACCURATELY LOCATE FINISHED FACES IN SAME PLANE. DIMINSIONS ARE TO FINISHES L - - ;� �8 12° DEE�EXTERIOR TILE COUNTER TOP 19 ART GLASS INSULATION, SEE INTERIOR ELEVATIONS 31 (E) SUMP PTT BOOR ACCESS PANEL 7• REPAIR EXISTING WALL FINISHES. REFER TO SHEET A2.1.1 FOR SITTING PLAN CONTRACTORS OPTION TO REPLACE WOOD STUD NON BEARING PARTITIONS WITH METAL STUDS (FOR REFERENCE ONLY) Fil HOSE BIB, REFER TO PLUMBING DRAWINGS 20 PORTABLE FIRE EXTINGUISHER - MINIMUM RATING 2A1OBC 32 (N) SOFT/FILTERED WATER EQUIPMENT AF"MMITECTS WDAFLOOR MATERIAL TRANSITION, REFER TO FINISH FLOOR NEW 36' HIGH PATIO WALL WITH GLASS WIND SCREEN, BUTT JOINT - , 6 EXISTING EXTERIOR WALLS REFER TO DETAIL -/A9.- FOR ALL PATCH WORK CONDMONS SCHEDULE 10 SEE ELEVATIONS 1,2,3/A1.2 �A 21 9'-6- HIGH LOUVER SCREEN WAIL, SEE ELEVATION 33 FUTURE WATER FEATURE EQUIPMENT 10. ALL WINDOWS OPEN TO OUTSIDE MUST HAVE PROTECTION SCREENING 17848 Sky Park Circle , Suite B 11 NEW FULL HEIGHT TEMPERED GLAZING WINDOW A 22 6-0• HIGH FENCE WALL, SEE ELEVATION I r v i n e , C a l i f o r n i a 9 2 6 1 4 4 A 11. ALCOHOL SERVICE IS PROHIBITED IN THE OUTDOOR DINING PATIO. P h . 9 4 9 7 5 7 . 3 2 4 0 3 23 NEW 6" RAISED SLAB, SEE A1.3 w w w s m s - a r c h c o m 16 3 4 e . A3.3 c A3.3., C A3.3 A3.2 4 3 2 A3.3. - V J 127'-8• 18'-4" 24'-0" 24'-1 1/2" 11'-10 1/2• 17'-10" 3'-1 1 2' 2'-2 1/2" 26'-3" of - - - - - - - - - - - - - - - - - - - - - - - - 4'-6' 44'-0 1/2' 1'-8 16'-2' c0 29'-8 1/2' -2 17 5 9-0 23 21 8'-7 1 2' " 16'-10 1 2• 12'-3" 17'-6 1/2- 5 2 4 21 29 g 8. 4'-6 / 13-5 / I 26 19 A 28 � 28 3 23 28 3 A5 21 27 N `J I Eff mom momi "M mom MEmomimmom mom mom mom mom mom MET mom mom mom mom mom mom ME mom momi 'mom � 10 C o I �A n � " I^� UP ' 28 3 EG ROOM 1 15 15 0 �J 107 N ® k LIQUOR l 2 \ / _7• 30'-8 1/2" 6'-3 1'-10' 15'-0 1/2" 6 1 2 ?� 110 J 1,DA .4 AA OC I ' � O (E) STAIRS 8'-8" I'-9" / 6'_1. / 7'-3 1 2" CID Q �5 N ELECTRICAL ROOM B - 15 15 % A �7 2El 28 REFR. STORAGE \ % 108 111 11 11 28 o 0109E ii� ® A I 9 171 1" 9.-6• �„ � KITCHEN � � � IIIA ��, JL 11 12 o 105 L � 109A 17 �i • N 17 2'-2' '-0" w " M 12 • HALLWAY 11 1 " o o �/ \ n 6 1/2 11 �i 6'-1 1/2' 2'-6" T-2" 13'-0 1/2' g'-2" I 4'� 1'-7" 3'-0" 2'-8 1/2' 5 1/2' M 24 CD V 1 -71 r I �� N N 1 I ` 2 M N �I-a�I' A3.2. C u 66 LINEN A 113 SERVICE 1 DISHWASH 31 � g 106 1 C O co _ w N 4 N U3 D 14' 1-1/2' " D Z g SERVING I A3 4 23 O 6 I o A3.4 'ol ,04A 104 6 O o o> in in 4,-3, n 7'-5, c 1 U N i A3.1 N 2 114C I 16 w lY EQ. o 18'-1 1 2" 1 2• 11 11 L 4^ T-2 3-6 O O O 2 UJ SIM. A3.5 i A o® � I 32 33 2 Z w� 7 of m B N N A a A3.2. M O 12I rn 2 �� A LU 12 >, •I I O A8.2 o U • " L J _0• D B E \ A4.1 WOMEN'S ' i o ;� E I I47 M o v c0 N C 114 \ o 00 J i I 114A °' LANTER/WATER FEATURE AREA PROVIDED _ ' N LANDLORD N.I.C. 3 BREEZEWAY AR 6'-10' 1P-6 1/2• 8'-4 1/2' 17 104 `OIF 1 2 A I 3 A3.2 � 25 3 1 10'-11 1/2' 11 1/ A3.2. , 2-2 -2 1/2 3 EQ. SPACES ® 6 EQ. SPACES ® 4'-6' 8'-1' 3'-0• 9' 9" -6 1/2' 4'-7 1/2" 2'-5' 23-1 1 -9 TLE F ' 22`-7 1/ E I I F . 101 Prof eCt• I �101A N ATRIUM AREACD CD DINING ROOM A Tom" 3 4 The Ritz Restaurant 103 • �i T 78' 2 8" 3'-6• 1'-4° S-61 • -61/2' 9 -6' 12'-6" 8'-9 1/2' 2801 West Coast Hwy A3.4 AB2 0 Newport Beach , CA fx--E 117'-1' 11'-6 1/2' 15'-11 1/2" 29'-6 1/2' 14'-3 1/2' `� 14 A `J WAITING BENCH AREA 92663 O 11 3 2'-2' '-0' 103B � � • TYP. 14 25'-8' • w 102A �/ N w A N \ \ \ 1'-8" \ 21'-9 1/2' `�_ '-2 1/2 1'_g° ui w co °' 9 1/ _ <o 2 3 T iiiiiuunngpp G o 11 3 co io A4.1 B I U4�'_ 22'-4"" 23' 1/2 7.5 10-11 1/2' ' STAR WELL ENTRY (E) STAIRS G�NSED .. 4n B N N v 103 iv ;r" C / w 116A 116A I Q H e MEN'S ` -24 i 4'-5" o 8'-8' RESTROOM I 2 o I °_ .* -�, i w 3-30-15 r ------- 8 BAR AREA 10 2 L W 102I • s. RENEWAL 'Q 00 '--� . T ; f DATE 00 p� " 3'-4 1/2" 3 I I 9T '••.....••F R�c` J 12 N w 103G 2B �' 11 11 A 20 � I i� 5� I 2 v I � ci OSERVICE AR N n ``' I (E) ELEVATOR, N0. DATE ISSUE p� 2 M 6'-5' -1• M r o - (E) ELEVATOR 6/30/14 PERMIT SUBMITTAL FE I 16 103A o _i 10 D @ __----- � o I �----� � =� I � � � I c -_--_- ' 28 EQ. ROOM Q 09 22 14 PLAN CHECK RESPOND 1 0 6H r% O C4 A3.5 N 13 W H Q 12/01/14 PLAN CHECK RESPOND #2 n 7 ,0-7 , N 1 EQ. EQ. A3. `� _ _ _ _ _ Q 02/02/15 PLAN CHECK RESPOND #4 4'-6' 4'-2' 9'-1 1/2" 1 1 14'-11 1/2" S-1 1/2' S-10 1/2" 6'-10" 13'-6' 6'-10• '-2 10'-8 1/2" 3'_7" S-8 1/2" 8'-9 1/2' _ • 1 1 r - 25 TOS - - - - - - - © 03/11/15 ARCH SUPPL INFO #2 0 1 HOUR CON PER ICBO ESR-1607 I ' BREEZEWAY AREA A 0 3 � 0 0 9 0 A3.4 PATIO A3.4 ,r A3.1 6 30 ; - - A 18 0 J 10 - 4. 30 30 � 0 14 l i � - - - - - - - - - - - - - - - - - - J I o 2 '-6' 8'-0" 3 � A3.1 n, II ' DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF THE ARCHITECT r ■ PROJECT NO. 14015 DATE March 05, 2015 PATIO AWNING EXTENT WHEN OPEN � DRAWING TITLE ilJ�l l�lsl J_tl l J 1 _ 1. ��S JJt I�I�JJt1Sl�J Ali■. �l l _l�� 60'-2• 39'-6' 27'-0" 0 126,_6, 3 FIR T FLOOR PLAN 3 E A3.1 DRAWING NO. EXISTING BUILDING o I I I I 0 A201 o SCALE: 1/4"=1'-0" FLOOR PLAN 4 a 1� PA2015-033 Attachment No. PC 8 - Proposed Project Plans ELEVATION KEY NOTES 1] (E) COLUMNS TO REMAIN A 12 NEW TEMPERED GLAZING WINDOW 43 (N) RETRACTABLE FABRIC AWNING ENGINEERING TO BE A DEFERRED SUBMITTAL 4 ❑2 (E) RAILING SYSTEM TO REMAIN 13 NEW BAR, REFER TO INTERIOR ELEVATIONS I 3 GLASS PERIMETER WALL 14 MATCH EXISTING CUSTOM PLASTER TEXTURE FINISH Y5 NEW CEDAR SHINGLE SIDING TO MATCH EXISTING OVER WEATHER BARRIER TRASH AND RECYCLE ENCLOSURE, TEANT ❑4 NEW GAS LAMPS, SEE ELECT. DWGS. 15 MAINTAIN RECYCLING PER CITY ORDINAN E TO 26 EXISTING WALL FINISH TO REMAIN RnoF 5 EXISTING WEB TRUSS SYSTEM, SEE STRUCT. STONE BASE, REFER TO INTERIORS FOR MORE INFO. REMOVE MATCHEXISTING EXISIN BDDOLO NGFILL & PATCH OPENING TO 35'-0" 16 27 6 EXISTING CAISSONS, SEE STRUCT. 17 ROLLER SHADE 28 NEW A=CURTAIN 7 EXISTING GLUE LAM BEAMS, SEE STRUCTURAL DWGS. 18 ELECTRICAL ROOM DOORS 6 F8 EXISTING FLOOR FRAMING SYSTEM, SEE STRUCTURAL DWGS. TRASH ENCLOSURE DOORS 19 F9 DOWNSPOUT 20 PORTABLE FIRE EXTINGUISHER - MINIMUM RATING 2A1OBC N C MRFECTS 7 F-1 F7 F 17848 Sky Park Circle , Suite B 10 EXHIBITION KITCHEN GLAZING 21 STAIRCASE I r v i n e , C a l i f o r n i a 9 2 6 1 4 F-SINN (NIN C.) -1 P h 9 4 9 7 5 7 . 3 2 4 0 11 WALL MOUNTED MOTION/PRESENSE SENSOR 22 NEW EXTERIOR AIR CURTAIN, REFER TO MECHANICAL DRAWINGS L — — — — — — — — — — — — — — — — J w w w s m s - a r c h c o m ■ I 'j 7SINAGE (N.LC.) LEVEL THREE eo L - - - - - - - - - - - - - - 1 23'-0" (i:) 7 — e 19 (N.I.C.) - - - - - - A3.3.1 NOTE: SEE ID SHEETS FOR ALL NEW EXTER ISHES. 6 io 28 � 6 23 LEVEL TWO / \ Ll 23 ■ L - - - - r SINAGE (N.I.C.) A3.4 - - --- 11 - - - - - c �� 24 1 I Go A3.4 Lo 11 m n in 0'-0w Ilk 4 NEW EXTERIOR WALL AT RESTAURANT A8 2 I A8 1 2 74 14 �i A EXPANSION (MATCH EXISTING FINISH 8 16 P 6 RELOCATED MAIN ENTRY NEW 6 AND COLOR) CMU WAIL W/ BUTT SEAM GLASS FULL HEIGHT AUTOMATIC NEW EXIT DOOR FROM KITCHEN ■ SIDING DOORS WITH HOLD 4 jA32.1 2� � STONE CLADDING OPEN AND BREAK OUT PANIC0/ VAPOR BARRIER0/ CONCRETE MASONRY WALL PANEL FEATUREA3.2.1 A�� A3.4 SCALE: 1/4"=1 '-0° NORTH (PATIO) ELEVATION 10 SCALE: 1/4°=V-0" NORTH ELEVATION 1 111 C13 z O 0 26 ROOF CV 35'-0' rV000 o C J z O U C4 LEVEL THREE 1=1 23'-0' A3.3.1 6 Project: 6 The Ritz Restaurant 23 2801 West Coast Hwy Ll Ll Ll - _ - - _ - - - - Newport Beach , CA LEVEL TWO 92663 0 M 1pppun,ip RC/Yj ' D A c BREEZEWAY OPEN— OPEN 24 1 3-30-15 0'-0" 22 2 1 A8.2 N0. DATE ISSUE 6/30/14 PERMIT SUBMITTAL NEW FULL HEIGHT WINDOW WINDOW AT BAR/DINING NEW STONE CLADDING SLIDING GLASS COUNTER FULL HEIGHT SIDING GLASS DOORS, 09/22/14 PLAN CHECK RESPOND #1 WALL 0/ VAPOR BARRIER DOOR AT INDOOR / OUTDOOR NANAWAIl SYSTEM HSW75 OR EQ Q 0/ EXISTING WOOD BAR 4 © 03/11/15 ARCH SUPPL INFO #2 A3.4 0 SCALE: 1/4"=V-0" EAST ELEVATION 12 0 0 0 24 23 WHEN OPEN D 23 Q 4 /� � � � \ \ � DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL i i AND UNPUBLISHED WORK OF SMS ARCHITECTS AND MAY NOT BE DUPLICATED, i i USED OR DISCLOSED WHHHOUT WRITTEN CONSENT OF THE ARCHITECT ———— ———— — ——— ——— — —— a —— —— — — — —— — ———— — ——— ——— — — — — —— — — —— — — —— ——— — —— W PROJECT NO. 14015 C �' DATE March 05, 2015 24 DRAWING TITLE i - - - - - - - - = o -_ — - -_ _ -_ -- _ -_ -- - -_ -- -- _ -- - -_ — - _ -- -_ -- -_ - 'E — _ -- - - - _ - - - _ _ - - _ - - _ - - _ - _ _ - FIR FLOOR LEVEL ONE Ilk - - - - - - - - O'-Oft DRAWING NO. E N s 8 16 6 6 8 6 N Ld 0/ VAPOR BARRIER A8.2 A8.1 `.2 `.1 0/ CONCRETE MASONRY WALL STONE CLADDING 0/ VAPOR BARRIER A301 s 0/ CONCRETE MASONRY WAIL a 0 SCALE: 1/4"=1 '-0" S (PATIO) ELEVATION 9 SCALE: 1/4°=,'-0" EAST (PATIO) ELEVATION 13 a PA2015-033 Attachment No. PC 8 - Proposed Project Plans Thejewel of our large-area sunshades • optimal space utilization • large-area all-weather protection • easy handling MAY—shade systems made in Germany I Especially designed to meet the requirements of outdoor catering,this sunshade concept provides an exclusive atmosphere in large areas.Its clear design Is unique and lends its very own unmistakable charm to any outside area.These sunshades stand out by virtue of their maintenance-free drive and particularly robust construction. ALBATROS—the mega-cool technical big brother of SCHATTELLO 1 1 PA2015-033 Attachment No. PC 8 - Proposed Project Plans ALBATROS - Product information _ /f _JOIN _ " ` Operation Framejoints • �. - l� ALBATROS,our large-area sunshade, For us perfection in workmanship is is opened and closed with asmooth- anabsolute must.Therefore,all mo- `� / running,removable stainless steel ving axes are fitted with easily remo- 1 crankorwith the help ofa cordless vable bolts.Thisextravaganttechno - f tlriR Ibex drill fitting). logy ensures maximum stability and �r� The reliable drive-system with accu- durability as well as easy execution of rate integrated bevel gears guaran- repairs. — tees effortless handling,even after - -- —�_ years of usage. Top plate Electric drive on request Elegant and graceful Can be screwed off.With intermediate,shock-absor- High-quality framework materials bing rubber pad.Colour to match The poles of our sunshades are all framework made of high-quality alloyed,ex- truded aluminium profiles.Frame Canopycovering fabric surfaces are powder-coated,highly Due to a special self-tensioning impact—proof,and available in white telescopic spring system the awning I RAL90T(fbrown RAL8079,or silver remains perfectly taut,even after ` - k y r �' RAL 9006.Special colours available ears of usage.The canopy covering •� -- lu on request. can easily and quickly be exchanged by •support pole O 100 x 5 mm means of a practical hooking system. •spoke dimensions 50 x 25 x 2 mm For fabrics and awning colours see a •support strut dimensions Page R4 onward. 40x25x3 mm Valance options Robust central rod system •withoutvalance _ Disc with support struts and spokes. •straight valance �• In order to prevent the spokes from •Deluxe valance getting twisted,the lower die-cart cf.page 91 disc is firmly welded to the support pole. When not in use The protective cover provided can ea- `� ' sity be fitted over the shade during bad weather periods. 1 • Mounting • Pull parasol out of cardboard sleeve. •Remove all packaging material. •Place parasol mast in holding tube. O'etingmechanlsm nigh-goat,nama.4 tisaxi, FrameTomt Toppon, That's all-ready for use in a jiffy! — Installation options mobile •stationary CE Page 70 onward Additional equipment •Side sheets •Rain gutter Canopycovering withoutvalance strakhtvalance •Heaters,lighting and loudspeakers Cf.page 74 onward Cbsing(✓nRmn 2 PA2015-033 Attachment No. PC 8 - Proposed Project Plans ALBATROS - Sizes and Technical Data Closing function upward with i telescopic system. I I I i I i I I I 17° I I i I I I I I I II I I I I � I ■ �1 I II I I I � � I � I ______ A IN I I D 3 2�2 PA2015-033 Attachment No. PC 8 - Proposed Project Plans iA ' • and Technical Data 22 21 A, J2a, 6 3" 25 7'3" \J fP (V l IR)\D` —23---� -26'3"—' 29'6"— —32'10"— —19'8"' —23` MODELALBATROS Segments 12 12 12 12 12 12 Area ff 398 538 678 840 388 527 Height closed incl.top plate ft 17111 17'7' 18'1" 18'6" 17'7" 18'1" Height open incl.top plate ft 11'4" 11'10" 12'4" 12'10" 11'4" 1118" Headroom with valance ft 611" 6'10" 69" 6'9" 6'11" 611" Headroom without valance ft 8' 8' 8' T10" 8' 8' Height of valance ft 111" 111" i'1" 1'1" 1'1" 1'1" Ground clearance hom.pokew,hrft 5'1" 3'11^ 2'9" 118" 3'1" 1'3" Crank height ft 3' 3' 3' 3' 3' 3' Height of lower disc flange ft 63" 6'9" 73" 79" 67" 7'1" Weight without packaging Ibs 282 293 324 353 249 293 Support pole diameter Outer 0100 mm-approx.4",pole thickness 5mm-approximately 1/5" Spoke dimensions 2"x 1"x 1/16" Support strut dimensions 1 -9/16"x1"x1/8" Packaging:cardboard sleeve 0 1'7',Length 19',Weight 126 lbs t)W hen concrete slabs are used for weight,the shade cannot be fully closed because of the length of the spokes. In this case the length of the mast can be extended by 20 cm(8")at an extra charge(see price list). Note that the height dimensions then have to be increased by 20 cm(8"). We recommend using steel slabs to eliminate this issue. All particulars given refer to sunshades fitted with Acrylic canopy. Intermediate and special sizes on request. All dimensions are metric conversions and have been rounded to nearest inch. If exact dimensions are required,see the May catalogue for exact metric dimensions. 4 2�� PA2O15-033 Attachment No. PC 8 - Proposed Project Plans :A ' • and Technical Data 8' 6'10" T 7 8' 7 10 8'2" p, " ' " 6'9"6'3 _ 8'8" 8'10" •—.—: a )'v co — 19'8" 23' '— 19'8"- — 26'3" —:. 19'2" 247' —i — 23' 26'3' MODELALBATROS Segments 10 10 10 10 12 10 12 12 Area ff 194 264 258 344 312 404 441 603 A Height closed incl.top plate ft 15'10 161" 171" 178" 17'3" 17'7" 193" 18'8" B Height open incl.top plate ft 10' 1UT' 1(y8" 11'4" 10'10" 1910" 11'9" 12'4" C Headroom with valance It 71" T1" 7' 7'1" 7' 7' T 6'11" D Headroom without valance ft 711" 7'11" 711" 711" 710" 7'10" 7'11" 8' E Height of valance ft 1'1" 111" i'1" 1'1" i'1" i'1" 111" 1'1" F Ground clearance from spoke heighcft 44" 2'9" 4'9" 2'4" 4'3" 2'4" 2'4" 10" G Crank height ft 3' 3' 2'4" 3' 3' 3' 3' 3' Height of lower disc flange ft 6'6" 6'9" 6' 6'9" 6'3" 6'7" 6'10" 7'9" Weight without packaging lbs 218 229 229 284 234 284 267 353 Support pole diameter Outer O100mm-approx.4",polethickness5mm-approximately)/5" Spoke dimensions 2"x1"x1/16" Support strut dimensions 1 -9/16"xi"x1/8" Packaging:cardboard sleeve 01'7",Length 19',Weight 1261bs 1)W hen concrete slabs are used for weight,the shade cannot be fully closed because of the length of the spokes. In this case the length of the mast can be extended by 20 cm(8")at an extra charge(see price list). Note that the height dimensions then have to be increased by 20 cm(8"). We recommend using steel slabs to eliminate this issue. All particulars given refer to sunshades fitted with Acrylic canopy. Intermediate and special sizes on request. All dimensions are metric conversions and have been rounded to nearest inch. If exact dimensions are required,seethe May catalogue for exact metric dimensions. 5 los PA2015-033 Attachment No. PC 8 - Proposed Project Plans MAY Centre-Post Parasols Your Personalized Centre-Post Parasol For us,YOU,our customer,are the measure of all things.No matter how individual your needs,our customized product range is sure to meet your requirements.Simply compose your very own centre-past parasol from a varie- ty of options.Choose from the following series: FILIUS,SCHATTELLO and ALBATROS. Each parasol type comes with a large range of additional equipment and acces- sories. fi Parasol shapes Valance options •without valance round •straight valance •square •deLuze valance •rectangular •triangular Canopy covering fabric •Leacri1300g/m 2' Opening and closing mechanism •Airtez 200 g/m •umbrella principle Awning and •telescopic system border colours Mine pull •43 awning colours crank Frame colours •30binding tape colour Type of support pole -white RAL 9010 Centre-post •silver RAL 9006 •Type(ILIUS •brown RAL 8019 �. •Type SCHATTELLO •RAL special colours •TypeALBATROS on request O BCMfeb srsr EMf 9 � 0 itRMPN'4 7 6 104 PA2015-033 Attachment No. PC 8 - Proposed Project Plans ALBATROS Accessories and bases i� - N �a ' r ALBATROS Accessories and bases `' _ Albatros Accessories Additional protective sleeve, Rain gutter In Airtex Please state sunshade size. in Airtex,with alumini um rods for stabilization. Order No. AA130 \� Can only be used with"straight valance". xBt41 Order No. XA141 Additional protective sleeve with telescopic system and zipper, Holder for side sheets and rain gutter in Airtex,length of telescope:4.5 m. I piece per spoke required Please state sunshade size. _ Order No. AA740 Order No. AA132 _ Heaters and lighting Protective sleeve for sunshades with integrated 2 cf.page 22 onward heaters,with telescopic system and zipper , Length extension of centre pole in Please lengthsunshades size. :4.5 m. State required additional length in cm.(max.50 cm) Please state sunshade size. q g Order No. AA134 PAA140 Special frame paint finish Hexagonal fitting Please state colour of powder-coating in RAL for speedy opening and closing of sunshade Canopy covering PVC-Era with battery-powered drill. a pprox.3809/m' Order No. 200112 Side sheets Textile in Airtex, cf.page 82 onward I a► pA132/AA134 .A Seitenbehang 7 PA2015-033 Attachment No. PC 8 - Proposed Project Plans ALBATROS - Stationary Installation Options Anchor foot with placement hinge to be embedded in concrete, 2 pieces,theft pin as standard fitting, galvanized,13-3/4"x 15-3/4"x 17-3/4",weight 45 lbs. ■ _ Pre-drill sunshade with anchor foot on site. ' a=143/16",b=161/8",x=91/2",y=107/8",z=53/4". IN ■ Order no.AZ120 36view ofinsiallation base with trip-proof top plate for 3D-view of installation base with top plate winter protection. for winter protection. Base must be frost-proof and enlarged if the ground is unstable. Dowel-anchored plate,with placement hinge, 2 pieces,theft pin as standard fitting,galvanized. Pre-drill sunshade with anchor foot on site. a=14-3/4",x=13-3/8",y=14-3/4",t=1/2". Installation Base Size of Installation base Order no.AZ024fl- Sunshade width/length/min.depth ■ 07m 31-1/2"/31-1/2"/23-3/4" ■ 08m 31-1/2"/31-1/2"/23-3/4" 09m 35-1/2"/35-1/2"/23-3/4" 010m 39-1/2'/39-1/2"23-3/4" Customized installation bases(special order) 4x6m 27-1/2"/27-1/2"/23-3/4" Dowel-anchored plate,with placement hinge and uppertube of AZ120 5x5.85m 27-12"/27-1/2"/23-3/4" customized height to fit patio surface,galvanized, 5x7.5m 27-12"/27-12"/23-3/4" anchor plate 19-11/16"x 19-11/16"x 1/2". 6x6m 27-12"/27-1/2'/23-3/4" 6x7m 31-12"/31-12"/23-3/4" Order no.AZ128 - Cin 7x7m 31-12"/31-1/7'/23-3/4" 7x8m 35-12"/35-1/2'/23-3/4" 3D-view of installation base for AZ128 with trip-proof top plate for winter protection. 8 100 PA2015-033 Attachment No. PC 8 - Proposed Project Plans ALBATROS - Mobile Installation Options Full frame pedestal with 8 diagonal support Installation base and ballast weight leveling screws Size of Required weight Required# Height Steel or concrete slabs required,19-5/8"x 19-5/8"x2", 3'8"x3'8",weight approx.139 lbs,total heightmin.1'6-7/8", sunshade for mobile steellayers w/slabs max.1'8-7/8". -� installation (4 slabs/layer) (incl.frame) Lockable,theft pin included. Order no. AZ112 0 7m approx. 2161 lbs 7 35" 0 8 m approx. 2161 lbs 10 5- 09M "09m approx. 2734lbs 13 6.5" 010m approx. 3439lbs 16 8" 4x6m approx. 1587 lbs 7 3.5" 5x5.85m approx. 1587 lbs 7 3.5" 7cmx455x75m approx. 2161 los 7 3.5" (2-3/4"x45)Fy 6x6m approx. 1587 lbs 7 3.5" E6x7m approx. 2161 lbs 10 5" 7x7m approx. 2161 lbs 10 5" l7x8m approx. 2734 lbs 13 6.5" 50cm 19-5/8" Concrete Slabs Required Concrete slabs used with the above bases 1 set=4 slabs,each approx.19-5/8"x 19-5/8"x 2" will need to have the inside corners cut to fit. Exact size: 50 cm x 50 cm 5 cm. Weight per slab:approx.62 lbs Steel Slabs Required(not shown) 1 set=4 slabs,each approximately 19-5/8"z 19-5/8"X 1/2" Exact size: 50 cm x 50 cm x 1.2 cm Weight per slab:approx.53 lbs Slabs not included with pedestals. 9 207 PA2015-033 Attachment No. PC 8 - Proposed Project Plans equipmentPremium Premium parasol equipment for patios and smoking areas. Parasols provide shelter from the sun and rain-a MAY premium parasol kit does more. Thanks to efficient lighting and infrared heating systems,this upmarket umbrella concept for outdoor venues creates a warm and inviting ambience any time of the day and every season of the year.A feel-good environment created by maximum-comfort equipment helps to extend the outdoor season-your customers stay and enjoy. Moreover,you can offer them a comfortable smoking area outside A place for smokers-a plus for your business 1 Optimal heat range hts The rays of the infrared heaters are emitted in thermal - Example of TyeSchattrs and ello mounted an Type Schattello cones and thus form a protective belt of heat. with anchor tube SZ 150. KIT S4 A Well-devised safety precautions The use of electricity outdoors requires particularly careful safety measures.All our equipment materials and components are authorized for outdoor use and are splash-proof. . Every umbrella equipped with heaters has been care - I fully tested and legalized.if requested,an automatic parasol closure cut-out switch can be installed. e energy eticiency In view of running electricity • ` costs,our parasol con cept is the ideal solution- approx.90%heat output,i.e.about 30%energy-saving compared with conventional systems. . '- Toavoidwastingelectricity,each infrared heater can P - beactivatedindividuallywithacase-mounted switch. _ .[ Swivelling holder Atimer switch is an ideal way of saving energy in one - Cabling,long �1 for easy handling and king areas.The customer simply pressesthe pushbut - high-quality outdoor adjustment cabling,waterproof ton and the heat is turned off after about 15 minutes. plug connections, '�II protection class IP68 Electrical homes,for Infrared heater Ultra-easy handling Y current distributor 1.400W TUV-GS Service staffwill have no problems in handling our a - ' Slim lights p g A Cut-out switch 13 W,soft-white light, rasols.When installed with premium equipment,MAY llllx - against heat overload outdoor lighting, parasols can easily be closed without prior removal of when parasol is closed. protection class IP65 heaters or lights. Installation of loud- speakers also possible All-weatherproof for smoking areas With the help of side sheets,your giant umbrella will become all-weatherproof and offer shelter from side winds.The polyester fabric is robust a nd durable and _ Power supply at the same time offers ample space for commercial within centre pale to avoid damage o cabling branding of your choice.Several options are available: with or without windows,or with a continuous light belt CE page e0 onward. l 10 PA2015-033 Attachment No. PC 8 - Proposed Project Plans Practical MAY premium kits with lights and heaters Kit S42A General information:Albatros kits The list opposite shows the usual compo - Kit A64A vents of our all-in kits. O consistingr Type Schattello. aa.,xo FrType Albatros. omrxo. The kits can only be used with anchor consisting of. oh esodf: ar. If you wish to equip Types Schattelloor foot AZ121 or anchor plate with place - Power I Power sUpplywithin centre pole 1 2003fi9 supply Within centre pole 1 200369 Albatros with lig bring and heaters,just Electrical harness 1 201 ment hinge AZ124. Electrical harness 1 200566 choose the parasol size preferred and one Parasol closure cut-out switch 1 200563 Cabling is for high-voltage current 380V. Parasol closure cut-out switch 1 200563 ofthe kits listed- Cabling,long-only possible along diagonal spokes 2 200579 Cabling,long-only possible along diagonal spokes 4 200579 Swivelling holder 2 202040 Swivelling holder 4 200577 Information on the individual kit compo - LU Infrared heater 4 200408 Infrared heater 2 200408 vents into be found on page 74 onward. Slim light 13W 4 202042 511m light 13W 6 202043 For parasol sizes m 4m,a 5m antl 3.5 x 35m General information:Schattello kits please opt mr Kits No.5422 and 544Z. The kits can only be used with anchor tubes Kit A66A SZ150,SZ131 or SZ127. Kit S44A For Type Albatros. For Type Schattello. consisting of. pry esdri. Cabling is for high-voltage current 31 con m me x Power supply within centre pole 1 200369 consisting a[ A e. Power supply within centre pole 1 200369 Additional power supply 1 200562 Adapter 200567 is necessary for Electrical harness 1 2WS65 Electrical harness 1 200566 the following parasol sizes Parasol closure cut our switch 1 200553 Parasoldosure cut-out switch 1 200563 at extra charge: Cabling,long-only possible along diagonal spokes 4 200579 Cabling,long-only possible along diagonal spokes 6 200579 V Swivelling holder 4 202040 Swivelling holder 6 200577 2x4m Infrared heater 4 200408 Infrared heater 6 200408 2.5 x 3.Sm Slim light 13W 4 202042 Slim light 13W 6 .202043 2.5 x 4m For parasol sizes a 4m,a 5m and 3.5 x 3.5m 25 x 5m please opt for Kits No.5422 and 5442. 3 x 3 3 x 4m Kit 542Z 3 x 4.5m For Type Schattello. 3 x 5m necessary only for sizes 04m,m Sm and 3.Sx3.5m 3 x 6m consisting of: oh um,xe. 4x6m Power so pply within centre pole 1 200369 4 x 4 x 4m Electrical harness 1 200555 1(12 segment) Parasol closure cut-cut switch 1 200563 7m(12 segment) Cabling,short(please state position intended) 2 200585 Swivelling holder 2 200578 1 Infrared heater 2 200408 ` - Slim light 13W 4 202042 Kit S44Z For Type 5chattelki necessary only for sizes b 4m,a 5m and 3.5x3.5m 3 consisting of: Power supply within centre pole 1 200359 t4 Electrical harness 1 200565 Parasol closure cut-out switch 1 200553 _ Cabling,short(please state position intended) 4 200585 Swivelling holder 4 200578 I 1 Infrared heater 4 200408 I`r t MIT:1 Slim light 13W 4 202042. PA2015-033 Attachment No. PC 8 - Proposed Project Plans componentsKit Customized options and kit components Compile your very own parasol equip - 1.Power supply 3.Mounting of the heater mens As you can see from the list op - 2.Current distribution Swivelling holder oder No.xWWO Posits,the kit components cover 6 main 3 Mounting of the heater The heaters a re fixed onto the end of a spoke with a swivelling holder. aspects. 4.Infrared heater Thanks to this innovative,patented mechanism the heaters can be tur - 5.Safety and energy-saving options ned 90°and remain mounted when the parasol is closed. For a made-to-measure so]union just6.Lighting No tiresome mounting and dismounting when opening and closing the choose the equipment items that ben suit 7.Stereo loud-speakers parasol. your specific requirements. Swift-fold spar ower No.x00578 Torder numbers indicated here refer to 7.Power supply =- The heaters are fixed onto the end of a s holder. Tyypepe Schchtube ® anremaPoke with a swivellin9 attello. Anchor tubewith placement hinge order No.sztso Thanks to this innovative,patented mechanism the heaters can be tut - Undergroundpower supply isthe safest and neatest option.The para - ned 90° d in mounted when the parasol is closed. sol just needs to be connected to the on-site underground cables.The 1 1: 1,°,r No tiresome mounting and dismounting when opening and closing the connection itself is with in the anchor tube and becomes invisible.The nm`eso parasol. placement hinge makes installation easy.No damage to cables. W Cf.page 62. 4.Infrared heater Infrared radiant heater 1.40 OW oder No.20040¢ Externalmast-needs plug oderarasNo olsez - ` Conventional heating systems warm up the air.The heat slowly evolves Special care needs to be taken for parasols on a mobile pedestal base. and is gradually transmitted to customers outside-at considerable An RCD-plug ensures appropriate protealon.Only for 4gOV connection. expense.In bad weather conditions the warmth is blown away again before even reaching the customers.MAV infrared heaters warm only Internal 2-circuitwiring oderNo.2oosei the surface at which they are directed,providing uniform,instant-on Standard parasols with heaters require a 400V connection.if no high- °$° heat No energy-wasting warming-up process,so that customers very Ln"[u6e a se voltage current is available,of hers ca cabling can be installed.In that „4'57�da;'w,°" IQ Msoon feel comfortably warm.Cosy warmth at ffie push of a button-in case amaximum of4heaters can be fitted. spite feel anychilly breezes.All heaters have at the push of switches and are TUV-GS tested. Power supply within centre pole oder No.200369 a,a Maximum safety is gua ranteed by running the cabling through the 1oine°90 S.Safe and energy-saving O support pole to the electrical harness.The risk of leakage or external ® Ty gy-savin gYIOnS P t hazards is thus minimized. Automatic parasol closure cut-out switch oder No.260563 If the parasol is to be closed regularly at night,an automatic cut-out Power supply along one of the spokes oder No.x02032 switch is advisable.Should the service gaff forget to switch off the Eleatic current can be run along a parasol spoke,provided there is a heaters before closing the parasol,heat may accumulate and possibly 4 nearby socket in the wall of the house at a height ofapprox.2m.At the cause considerable damage.An automatic safety switch will ward off end of a spoke of your choice there should be ca.1 an extra length of such danger. cable,which,after opening the parasol,is plugged Into the socket.Plug not included in the kit ® Timer switch ower �I You wish to minimizeerunning g costs in the smoking area?Your cus - 2.Current distribution tomers can activate each heaterfor 15 minutes by Just pressing the pushbutton.A small button-an enormous(saving)effect. emmamm.,1—Ou4 Electrical harness Oder N.200565 Full wiring in accordance with the circuit system is skifully enclosed in Lighting m.ain,m..� this inconspicuous electrical harness-no cable tangle.Thus it comple - 6. g g mentsthe prevailing elegance of the parasol. Slim lights oderNo.d.Priceum The luminous body of the slim lights is completely embedded in the en Cabling,long oderwo.260579 . closure and is thus well-protected for outdoor use.4,6,8,10 or 12 slim Current is run directly from the electrical harness to the heater via spa - J lights,each running at 13W,can be fitted to the parasol.The soh-colou- cial connectors on VDE rubber-sheathed cables.This materlal is safer red 2700°K lights are screwed directly onto the main spokes. and more durable for outdoor use than PVC sheathing. ' 12 PA2015-033 Attachment No. PC 8 - Proposed Project Plans 7.-I ca Stereo Loud-Speakers Ober No.]0]080 Let your customers enjoy background music softly playing from two top-performance e-Watt loudspeakers that are neatly incorporated in the electrical harness.This ( ingenious design concept is not only elegant and incons - picuous,it Is also weather-protected and theft-proof.No need to detach the speakers when closing the parasol. Loud-speaker impedance:8 Ohms each.Audio cables are run through the centre of the support mast into the an chortube. Guide to IP protection classification Safety instructions: Dimensioning and installation of electrical leads must be cant ed out by a certified electrician only. Always protect your parasol with RCD and automatic cut-out. Protection level of electrical components: The quality of an electrified parasol largely depends on its level of protection.Think,for example,of squir ting champagne or any similar unpredictable festivity occurrence and you will agree that"prevention is better than cure'. Thestandard DIN EN 60529 titles so-called international proteNon(IP)classes. N IP degree of protection:Example IP 65: second digit first digit Firstt)lrk IP-Schutzgrade: Protection against contact Protection against foreign objects 0 no protection no protection 1 largeareaparts of the body leg,back ofthe handl largef reign objects(0 50 mm) 2 finger medium-sized foreign objects(0 >12 mm) 3 toolsandwires(0' >2.5mm) small foreign objects(0 >2.Smm) 4 tools and wires(0>1 mm) grainshapedforeign pari to >1 mm) 5 complete protection against contact dust depasits 6 complete protection against contact carnal.protection against Penetration of dos[ Second digit(5) `� I IP-Schutzgrade: Water 0 no protection 1 protection against vertically falling drops of water 2 protection against drops of water coming from an angle of up to 15- 3 protection against spraying water hitting the vertical surface from an angle of up to 6o° 4 protection against water splashing from all directions 5 protection against Jets of water 6 protection against strong jets ofwater protection against temporary submersion in water Mill protection against long periods of submersion in water t . bstarsu a or Hotel suitea in Dresden,faun the ChurcIrd—rizd PA2015-033 Attachment No. PC 8 - Proposed Project Plans Accessories Customized design with side sheets Side sheets provide all-weather pro - 5[HATiELLO ALBATRe, The side sheets shown below span two canopy segments and are fastened to 3 spokes. Lection and ward off side-winds.The Polyester material is durable and can be A ♦ • • ® g Imprinted with any graphic design ofyour �— choice.Several variations are available, e.g.without windows,with windows or C with an unbroken light belt. • y D • All side msheetsndo opting fAutexfor material. • We recommend aptingfor parasols E • • - withvalancesifsidesheetsaretobe J used.Thus d raughts through the space F1 between the canopy and the side sheets G I side sheet without windowsside sheet with lig ht elt can be avoided. • Side sheets are fastened to the end of the spokes with specific holders. ■ It will therefore be necessary to order holders number FA 140,SA 140 or AA 140, depending on your parasol type. 4 1 b Side sheet with one window across two segments Sid.sheet with one window per segment Side sheet holder Variable bottom end ofsidesheet Aluminium rod in textile pocket ® ■ ■ ■ ■ ■ Side sheet with one arched window across two segments Side sheet with one arched window per segment G. xfVcm yft/cm, aft/cm hWool B 1'2'/35cm 4'7/135 - C 1'2"/35dn 4'5"/135 - variable D 1'2"/35an 4'5"/135 - 1'/30 /35on 4'S"/135 10"/25 variable J.fth' 4'5"/135 10"/25 3'11"/120 Installation ofsida sheet variations B and A Side sheet with roll-u ' " 4'5"/135 - 3'3"/100 Only possible in com variations A or B. Metric conversions are rounded tothe nearest inch. 14 PA2015-033 Attachment No. PC 8 - Proposed Project Plans MayTex-Acryl with Texgard impregnation •100%branded acrylic here.spun-dyed.weight approx.300 g/m2 •effective protection against oil,grease,mildew and algae,industrial ,high watertightness and water pressure resistance - pollution.exhaust fumes and other negative environmental factors 37 the lwater column 390 mml •extremely highlight and cotour Fastness •weather-proof.high and low temperature resistant •used acin to bko-Tex standard 100 as all as UV standard 801 •rat-resistant suitable for screen-printing SA 314 010 white SA 314 018 white/grey knopped SA 314 008 ochre SA 314 033 ivory SA 314 580 white/yellow,grey knopped SA314 014 mandarin SA 314 325 ecru SA 3l4 583 white/yellcw,grey kncpped SA 314019 terracotta SA 314 044 grey/white SA 314 045 pyrite SA 314 002 orange SA 314364 telegvey/white DA 7560 light yellow SA 314001 cherry SA 314 471 slue,-grzyddark brawn knopped SA 314 003 yellow SA 314 347 ruby wt ayp� f SA314344 multi-color SA 314038 beige SA 314022 rust 23 15 PA2015-033 8 - Proposed Project Plans Moth CoRection SA 314 763 bordeaux SA 314 011 royal blue SA 314 271 navy blue/black SA 314362 dark green SA 314086 sapphire SA 314154 black SA 314257 green/black SA 314414 navy blue Colour Fashion Collection 26 MayTex-Acryl with Texgard impregnation SA 314 016 dark brown DA 8779 olive brown DA 6283 blue basalt DA 7559 taupe SA 314 546 blue patina SA 314 624 green patina The shades shown here are not in accordance with the original ones.It requested,we wit be pleased to send you a collection of original cloth samples. J� 16 PA2015-033 Attachment No. PC 8 - Proposed Project Plans Borderings MayTex-Poly •100%Polyester[PES)one side acrylic-coated •good light and weather fastness lUV resistance) •d l rt and water repellent thanks to Teflon finish •high tear and tensile strength •high water penetration and pressure resistance •light weight of approx.200 gi •70 hPa Iwafar column 700 mml •UV801-tested 9577 white 9526 bright yeltow, 9793 blue 9823 ivory 9527 orange 9545 navy blue 9875 cream 9671 red 9710 dark green 9816 sand 9878 terracotta 9653 grey 9879 bordeaux 9853 black 9675 cherry PVC •100%high-tenacity Polyester fabric(PEs[ •long-lasting attractive appearance •both-sided PVC surface coating with fungicidal •scratch-resistant,easy-care,distortion-free treatment against mould Infestation easy to clean,even when mounted •100%waterproof •protection against UV rays •high UV resistance and weatherability due to special •high light and colour fastness surface seating[top finish[ ca.380 Virm •resistant against high and low temperatures We also supply paramis with flame-retardant fabrics for indoor areas(DIN 4102 01)on request. The shades shown here are not in accordance with the original ones.if requested,we will be pleased to send you a collection of original cloth samples. �..r 17 /Y PA2015-033 8 - Proposed Project Plans Borderings If no colour is specified,a binding tape will be chosen to match the cloth. 00 white 148 terracotta 79 mandarin 20 ivory 81 orange 63 blue 10 pyrite 82 red 62 royal blue '.1 beige 85 cherry 66 sapphire 52 nature 86 Bordeaux 91 navy blue .:v v 47 opal 83 rust 42 lime 18 silver 25 light brown 45 olive 32 yellow 27 dark brown 41.grass-green 15 ochre 19 black 95 dark green 18 PA2015-033 Attachment No. PC 8 - Proposed Project Plans Atmosphere and PersonaL WeLL-Being The textile finishing of a parasol canopy-i.e.the awning fabric-is not anly the most important and most conspicuous feature of any sun protection system,it also fulfils numerous functions: Harmony through well-balanced colours. Joie de vivre through vibrant colours. Inner peace through natural shadesof colour. Colour,light and shade-personal well-being,atmosphere and decoration The most comprehensive range of upmarket classics and specialities.The awning fabric keeps out the light.It protects, shades,creates atmosphere and serves as an element of design and decoration.The fabric evokes a sense of harmony and creates a feeling of well-being by filtering and tinting the tight and thus lending a room and its environment a very special soothing atmosphere.The impact a fabric has on a person is decisively determined by its colour, pattern and degree of translucence. 1-7r-7f 19 PA2015-033 8 - Proposed Project Plans ProductTextiles - Healthy shade provider, protection from harmful UV radiation The sun is a source of Life and its light provides our bo- they increase the human skin's natural protection time dies with essential vitamins, but it can also be very to direct sunlight.The length of the natural protection of dangerous. Studies by the WHO indicate a threefold in- human skin depends on the skin type.All the designs in crease in skin diseases caused by harmful UV radiation. our collection have been tested and certified according to The UV Protection Factor(Sun Protection Factor) of our the latest and most stringent standard UV 801. awning fabrics is a unit that indicates to what extent Sun Protection Factor Effect on personal well-being in all w 40,E O�I�, .Joie tle vivre Inner peace MayTex-Acril UNI SA 314 001,SA 314 002, SA 314 003,SA 314 011, eo SA 314 014 SA 314 006,SA 314 008, SA 314016,SA 314019 SA 314 022.SA 314 038, SA 314 044,SA 314 045. SA 314 154.SA 314 259. SA 314 291,SA 314 344, e. SA 314 347,SA 314 362, SA 314 364,SA 314 414, SA 314 546,SA 314 624, SA 314 763 SA 314 325.SA 314 471. SA 314 583 SA 314010,SA 314580, Q. SA 314018,SA 314033 DA 7560 O 0A 7559,OA 8203 Q DA 8799 0 W&MEXMayTex-Poly eo How high is your personal protection factor?Type 1-6 Type characteristics Reaction of the Thehumanskin's Protection time of the skin.......•. se unprotected akin neural protection to 30 mins. time radiation in June - 1 91 1 light skin,freckles,fair or red hair, always sunburn 5-10 200-400 300-600 400-800 blue or green eyes no tan minutes minutes minotes minutes 2 light skin,fair hair, always sunburn 10-20 400-800 600-1200 800-1600 blue or ,an as aaught tan minutes nutes minutes minutes 3 dark hair, slight sunburn 20-30 800-1200 1200-1600 1600-2400 blue eyes agood tan minutes minutes minutes minutes 4 dark skin,dark ar black hair, sunburn ca.45 ca.1800 ca.2700 ca.3600 brown eyes agood tan minutes minutes minutes minutes 5 dark skin,black hair, no sunburn ca.60 ca.2400 a..3600 ca.4800 dark as minutes minutes minutes minutes 6 'tack skin,black hair, no sunburn ca.90 c..3600 ca.5400 ca,7200 black eyes minutes minutes minutes minutes 20 PA2015-033 Attachment No. PC 8 - Proposed Project Plans Product properties of awning fabrics Parasol cloths are high-performance products.However, Canopy covering given the requirements that have to be met in the field of Canopy covers can be manufactured from the range of environmental protection,there is a limit to the degree cloths described.If requested,we can also supply can- of perfection that can be achieved in spite of present-day opies with alternating segment colours 11/4 division or state-of-the-art production and processing.As a result, 1/8 division). customers may occasionally lodge complaints regarding certain features that can appear on the cloth. Such features neither after the value of the product,nor do they impair its usability in anyway.As we feel com- mitted to providing full consumer information and thus hope to avoid irritation or dissatisfaction,we should like to draw your attention to the following features: Crease marks t/e-division t/6-division Crease marks may appear during the production process or when folding the parasol fabric.When held against the Bordering light,cloths-particularly those of a light colour-may The canopy covering is trimmed with high-quality awning appear to have a dark streak in the crease. acrylic edge binding fired in the photograph).If not spe- cified otherwise,the border will be chosen to match the Chalk effect colour of the canopy fabric. Light chalk-like stripes may arise during the processing of materials.Although the greatest of care is taken,they cannot always be totally avoided.They should,however, not be cause for complaint. Water/rain resistance NIECK Acrylic awnings are impregnated with a water-repelling finish and can withstand short periods of light rainfall / if treated with proper care.During lengthy periods of (/ rainfall or heavy downpours,however,the parasol should J3M remain closed in order to prevent any material damage. If the cloth becomes wet,the awning should be opened again as soon as possible to allow it to dry. Example of bordering Abrasion marks Valance DeLuxe In the course of time abrasion may weaken the canopy All-round in-vague design.The recessed valance position fabric and thus impair its quality.This can be avoided prevents rainwater from flowing down over the by toiling the cloth between the spokes when closing advertising surface,i.e.no stains.Moreover,the valance the parasol and then securing it with a strap to prevent can no longer be turned up by wind and rain.DeLuxe is flapping. the optimum solution for clearly visible,clean ad- printing.Please nate that height measurements of Cleaning instructions SCHATTELLO and ALBATROS parasols with DeLuxe If requested,we will be pleased to forward our informa- valances must be reduced by 10 cm. tion sheet titled"Cleaning the awning fabric". r. Characteristic features of our sewing yarn: • high tensile strength • optimum abrasion resistance v • well-balanced elongation property • high thermal resilience • good light and weather fastness • tested acc.to Oko-Test Standard 100 DeLuxe valance 21 1 J PA2015-033 Attachment No. PC 8 - Proposed Project Plans ^V V QP �O 1g0 PA2015-033 Attachment No. PC 8 - Proposed Project Plans Summer, Sun - MAY v 0 C O N ShadeScapes Americas s" 3 PO Box 190 39300 Back River Road s Paonia, CO 81428 www.shadescapesamericas.com v v UNITED STATES&CARIBBEAN: ShadeScapes USA t Phone 970.527.7070 Fax 970.527.7082 info@shadescapesusa.com www.shadescapesusa.com E CANADA: ; ShadeScapes Canada Phone 416.763.7118 z john@shadescapescanada.com E www.shadescapescanada.com a v MEXICO,CENTRAL&SOUTH AMERICA ShadeScapes Mexico Phone 011.52.477.104.8223 ventas@shadescapesmex.com www.shadescapesmex.com E c 'o v t `o v Please feel free to contact us for additional information. v v 0 0 C OI L V 281 Planning Commission - May 21, 2015 Item No. 3a: Additional Materials Received PORr The Ritz Conditional Use Perm it(PA201 5-033) y0 e� COMMUNITY DEVELOP- df F f n 100 Civic Center Drive V )iEFj Z Newport Beach,California 92660 Gq `p. 949 644-3200'UpOlk newportheachca.gov/communitydevelopment Memorandum To: Planning Commission From: Makana Nova, Associate Planner Date: May 20, 2015 Re: 2801 West Coast Highway, The Ritz, UP2015-008 (PA2015-033) The applicant has reduced the width and depth of the proposed albatross style sunshade. A total of two umbrellas form the proposed sunshade over the outdoor dining patio and each umbrella will measure: Revised Umbrella Dimensions As Proposed in Staff Report Length: 19 feet 2 inches Length: 23 feet Width: 16 feet 5 inches Width: 19 feet 8 inches Height: 12 feet 10 inches Height: 11 feet 9 inches Height When Closed: 19 feet 3 inches Height When Closed: 18 feet 3 inches Please refer to the revised project plans and rendering of the proposed sunshade structure, attached. Also attached is a narrative discussion of the applicant's efforts to maximize the existing view corridor adjacent to 2801 West Coast Highway. Staff's recommendation remains the same to deny the applicant's request for a larger sunshade and uphold the retractable awning as approved under Plan Check No. 1538-2014. Attachments: Outdoor Dining Patio Site Plan Outdoor Dining Patio Elevations Rendering of Proposed Sunshade Structure Narrative Discussion Community Development Department �� usaN�ra ua y Z e W1,11, QQ� o v a S m Q � N 0 Cu O u) L y CD C�_ LL a- CC cn (v C75 O L U o — co c - c c sly ® �� f6000 .a m x N H C_❑ C.� �� C3 II �� i I- e _ I m 0 O p 000 70 ❑ Tfl ii 0v © per ( <�_m � _ m • \ n em • wazm ` a = o # $ m§ ^za +! 2 . = G | / > $� ƒ % / , , \§ | � 3 / \ ( \ ! ^ r ) > ) a r _ dig a .$ / ƒ \ \ [ go E ._ / \ \ / \ a \ / \ \ - ƒ \ ) ^ � \ \ \ / o , . . . . z © _ E ± : . ` --- � NO - - gas* N�LO ma / spa Y63ss. I7 a M lOf1a1SN00 a � Q ESNOI N •V V LL Z � ZZ �� Ips tle F Y$ Y e" tlo- F F E � II �p � HL O U M c c � .o P moo � U "O N ! Q Or N Ag E I x � iE gt� 111 TL Ii pp If o EOO�.j®©BOO OO o_ i G�s - 'm u t E ! Y ! It � �'' n o 4i !8 B �'n — !➢� (a5` 0000000©000 � ^m J °iga gI f 0 8agg � ° � o000000000o Y N N � cp g � � N E � a� 0 .� 0 D U � � U � Ca 0 caoo Q F N _ i 70 � � O z � r N N r�r N N g re��r Q r a r ° N h � yy • ° pti r • Ill'si • C • I � a •, i LD CY) Cm NN a o N O >, Co N 0 < One of the most important design criteria of building The Ritz restaurant,was to create a _ transparent view from both insides the restaurant, it's patio and surrounding area. C U The rendering shows the results of the effort the Ritz design team took in consideration of the d Q public view of the Bay. E u) Q) Eo .� D They removed the obstruction of the existing patio by moving it more than 9 feet and creating U N an open view corridor of the bay and docks. ca c O They came up with 2 large removal umbrellas that stood "taller"than most umbrellas, which c C normally obstruct the view of the bay. 0 0 N These special umbrellas are modern and slim and fit the new contemporary design of The Ritz- FY fine dining restaurant E N CN I-- Public traffic walking by or going to the Ritz will see a view of the bay and its ships, previously o hampered by small umbrellas, either retracted or open. Z E N ��Dt;NED g y cD+�s�uNrry MAY 19 2015 �,� DEVELOt'iAEtd'T �^�' fQR NEWPGV� Planning Commission - May 21 , 2015 Item No. 2d' ional Mat Is Presented aA Meeting The Ritz Conditional Z SeaPerm t-033) Planning Commission, Public Hearing �1 Conditional Use Permit No. UP2015-oo8 (PA2015-033) May 21, 2015 Planning Commission - M 21 2015 Item No. Additional Materials Prese eting The Ritz Conditional U - -033) Introduction Project Location ■ Mariner's Mile ■ 2801 West Coast Highway ■ Conditional Use Permit No . UP2015 -008 ( PA2015-033) s. Extend outdoor dining patio hours to include so:oo a.m. through 5:00 p.m., Saturdays. 2. Add live entertainment consisting of three non-amplified musicians within the restaurant. 3. Modify Condition No. 15 of OD68 to install a larger patio sunshade over the outdoor dining patio. 05/21/2015 Community Development Department- Planning Division 2 • • • 1 Item • ' • • • • Vicinity Map 033) a '�d8Cu77`C" i 17 tl 05/21/2015 Community Development Department - Planning Division • • • 1 Item • ' • • • • Background The Ritz Conditional Use 033) 3.982 UP2051 approved for construction of an office building with a restaurant at the first floor level . 1986 Restaurant authorized to open for brunch on Saturdays, Sundays, and holidays. 3.989 Billy's by the Beach approved with a shared parking lot. rr 3.995 Daytime hours for Billy's by the Beach authorized . z000 Outdoor dining patio areas authorized for both restaurants. K 2014 remodel of the existing building/restaurant was authorized forThe Ritz to operate. 05/23./2015 Community Development Department - Planning Division it Planning Commission - Ma 21 , 2015 Item No. 2c: Additional Materials Prese eeting Project Details The Ritz Conditional Use Perm* erm -033) The Ritz UP2015-008 PA2015-033 Existing Type 47 (On . - Alcohol License General) license Public Area3, 190 square feet ( 187 seats) Outdoor Dining Patio732 square feet (44 seats) Planning Commission1 Item No. Additional Materials Presented at Meeting pThetl • • • (PA2015-033) Outdoor a io riours Monday- T hu • , 5:00 p.m. to 5:00 p.m. 10:00 a.m. 10:00 a.m. No Change 2:00 a.m. to 2:00 to 2:00 to 2:00 Interiora.m. a.m., a.m., Restaurant including including recognized recognize holidays d holidays 5:00 p.m. to 5:00 p.m. 5:00 p.m. 10:00 a.m. 10:00 a.m. 10:00 P.M. to 12:00 to 12:00 to 10:00 to 5:00 midnight, midnight, p.m. p.m., Outdoor including including Saturdays Dining Patio private private parties and parties and recognized recognized holidays holidays 05/21/2015 Community Development Department- Planning Division 6 Planning Commission1 Item No. Additional Materials Presented at Meeting Ilettz Conditional Use Permit 'A1 1 2 . Live Entertainmen The floor plan currently provide a piano with seating around it . Three unamplified musicians are proposed within the interior of the restaurant . Conditions of approval will require windows and doors to be closed while live entertainment is conducted . 05/21/2015 Community Development Department- Planning Division 7 Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting Tplan Conditional Use Permit (PA2015-033)Restaurant Seating ,.[� - ; If�� 1111 MEN ♦ ♦ ♦' <3 � " jllll OWN � . .1 � _, �% .�. rima.- -• 'MW = - �. ■ I� 1 • ♦ ♦ `•i4� � ��'-'�-"-�•' • �L �7i:- , 7, .-fir �♦ ♦♦ ♦ � � •ENE ■ ■ MM ■ e � Com♦♦ ♦ 1`�� ■�� ■ ■ � � ■ T 0 11c 7I " ♦e�� • � � 111 ♦ ♦ jq Planning Commission1 Item No. Additional Materials Presented at Meeting The Ritz Conditional Use Permit 'A 1 1 3 . Sunshade Structure Applicant proposes a larger sunshade structure to cover the entire outdoor dining patio . ■ A retractable awning has already been approved under Plan Check No . 1538- 2014. Condition No. 1� of Outdoor Dining Permit No . OD68 : "For sunshade purposes, coverings shall be limited to the use of umbrellas or retractable awnings with a minimum vertical clearance of 7 feet measured from the floor of the dining area to the lowest portion of the shade structure. The use of solid, permanent roof coverings or patio covers shall be prohibited. " 05/21/2015 Community Development Department - Planning Division g Planning Commission - Ma 21 , 2015 Item No. 2c: Additional Materials Prese eeting Approved RetractablbRAvir�a'i h gm -033) Y Development05/21/2015 Community DepartmentDivision 10 Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting Site PlanwApproved The Ritz Conditional Use Permit (PA2015-033) a 717 .s - e i - Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting TARiCdroOVeit (PA2015-033) Exterior ElevationSmppd i.. -■11.1111111111111111111111111111 m DevelopmentMA 05/21/2015 Community Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting TARiCdroOVeit (PA2015-033) Exterior ElevationSmppd k © , FLOOR, 24 FIRsT nj00R �� CMIJ WALL W/BUTT SEAM GLASS Development05/21/201 Community .. Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting The Ritz Conditional Use Permit (PA2015-033) Proposed Sunshad r ' • 1 ALBATROS Accessories and bases VIP MESA, 9. vR 77'T . .., Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting h loermit (PA2015-033)Proposed Sunshade = .*.,,), rcePt ♦ ♦ ♦ ♦ • _ h: ilii �'° � J l� :IIIrr 0000 ■ 0000 ❑ • � � .� � �� ♦' ♦ ♦ 111 w1 • i ♦ r=.ori ♦ ti,`- � �� 04 - / Development07/13/2012 Community g Division Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting Proposed SunshadeLeElevavon' ijlb Permit (PA2015-033) A6 191 3 If LOCATON ---- F241- 12 1 e • -- .gin`•?._`-�w ��^��-�w=,.-_ 07/13/2012 Community Development Department- Planning Division 16 Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting Proposed SunshadeLeElevavon' ijlb Permit (PA2015-033) ® e �q a� i •y •s.Gl �GI�_ •y GIS_ 0G1�_ ..meq �q AGI •yp OF moo._ o.—opo. �®• moo. oo._o a. ��a. o� A8.2 ABA STONE CLADDING 0 PO BARRIER 0CONCRETE MASW WALL 07/13/2012 Community • • Department- Planning Division 17 Planning Commission1 Item No. Additional Materials Presented at Meeting Thaftz Conditiorilal Use Permit tPA2015-033) Proposed Sunshade = Kenaerir i ■1 a •4 A T relocated Ritz patio. new 9'-4"wide view corridor s Ritz patio with 2 large removable, retractable umbrellas 07/13/2012 Community Development Department - Planning Division 18 Planning Commission1 Item No. Additional Materials Presented at Meeting The Ritz Conditional U - (PA2015-033) Applicable Policies General Plan Policy, Natural Resources 20 .3 ( Public Views) Location in Mariner's Mile identified as a view corridor ■ Coastal Land Use Plan Policy 2 . 1. 4-7 Protect existing and provide new view corridors from Coast Highway toward the harbor ■ LU 6 . 19 . 9 Harbor and Bay Views and Access and CLUP Policy 2 . 1. 4-9 specific to Mariner's Mile, emphasizes design of structures to maintain views ■ Mariners' Mile Strategic Vision and Design Framework Emphasizes building and reinforcing connections to the harbor 05/21/2015 Community Development Department- Planning Division sg Planning Commission - Ma 21 , 2015 Item No. 2c: Additional Materials Prese eeting Site Photographs - StTMe�d�°Tiee Perm -033) r 05/21/2015 CommunityDevelopment D' •. • Division Planning Commission - Ma 212015 Item No. 2c: Additional Materials Prese eeting Site Photographs The Ritz Conditional Use Perm -033) . — d ral 4 Baa // _ i�•� • • • 1 Item • ' • • • • Site Photographs 033) '. ®r, � . mums - 07/13/2012 Community Development Department- Planning Division 22 Planning Commission - M 21 2015 Item No. Additional Materials Prese eting CE QA - Conditional - 1 The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 3. ( Existing Facilities) . The proposed project involves tenant improvements of an existing building to accommodate a new eating and drinking establishment, which is within the thresholds identified in CEQA Guidelines Section 15301 - 05/21/2015 Community Development Department - Planning Division z? Planning Commission - M 21 2015 Item No. Additional Materials Prese eting - Ritz ConditionalUse -033) Recommendation Conduct a public hearing F Adopt the draft resolution : Approving the requested outdoor dining patio hours for Saturdays from 1o : oo a . m . through 12 : 00 midnight. Approving the requested live entertainment for three non-amplified musicians at the interior of the restaurant. Denying the requested sunshade structure and upholding the retractable awning approved under Plan Check No. 153$- 2014• 05/21/2015 Community Development Department - Planning Division z!, • • • 1 Item • ' • • • • Next Steps The Ritz Conditional Use 033) CUP will supersede UP2051, its subsequent amendments, OD68, SA2014-015 ( PA2014-112), and 01- 2014-007 ( PA2014-094) . If final action is taken, appeal period expires Thursday, June 4, 203-5 . Operator license must then be amended to reflect any operational changes . If no appeal, applicant may proceed to final design, permitting and construction . 05/21/2015 Community Development Department- Planning Division z Planning Commission - May 21 , 2015 Item No. 2c: Additional Materials Presented at Meeting The Ritz Conditional Use Permit (PA2015-033) s +w t 1 't 1� v 1 T r For more information contact: Makana Nova,Associate Planner 949-644-3249 mnova@ne,A/portbeachca.gov www.newportbeachca.gov