HomeMy WebLinkAbout02 - Go Greek Yogurt Minor Use Permit - PA2015-121 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
9 PLANNING DIVISION
$ 100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
C`�LfFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 27, 2015
Agenda Item No. 2
SUBJECT: Go Greek Yogurt Minor Use Permit (PA2015-121)
3500 E. Coast Highway
Minor Use Permit No. UP2015-032
APPLICANT: Go Greek Yogurt
OWNER: HIG CDM, LLC
PLANNER: Fern Nueno, Associate Planner
(949) 644-3227, fnueno@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: CC (Commercial Corridor)
• General Plan: CC (Corridor Commercial)
PROJECT SUMMARY
A Minor Use Permit application for a take-out service, limited eating and drinking
establishment with 6 seats. The applicant proposes to convert a vacant suite within a
new commercial building into a fresh and frozen yogurt shop. No late hours (after 11:00
p.m.) or alcohol sales are proposed as part of this application. A maximum of three (3)
employees would be on duty per shift.
RECOMMENDATION
1 ) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2015-032 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located in Corona del Mar at the intersection of East Coast
Highway and Narcissus Avenue with a 14-foot-wide alley at the rear of the property.
The lot is 5,708 square feet in area (approximately 50' X 142') and is rectangular in
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Go Greek Yogurt Minor Use Permit (PA2015-121)
Zoning Administrator, August 27, 2015
Page 2
shape. Corona del Mar is primarily developed with single- and two-unit residential
uses with commercial uses along East Coast Highway. Nearby uses include
restaurants, banks, salons, and retail stores, with residential uses across the alley.
• The subject property is located in the Corridor Commercial (CC) Zoning District,
which is intended to provide for areas appropriate for a range of neighborhood-
serving retail and service uses along street frontages that are located and designed
to foster pedestrian activity. A take-out service, limited eating and drinking
establishment use is consistent with this designation as it will serve residents,
employees, and visitors to the area.
• The site was developed with a nonconforming building that exceeded the allowed
floor area and provided no on-site parking. The building was recently demolished
and the site was developed with a multi-tenant commercial building with no parking
pursuant to Section 20.38.040 (Nonconforming Structures) that allows existing
nonconforming, nonresidential structures within Corona del Mar to be demolished
and reconstructed to their preexisting height and floor area provided there is no loss
of existing parking.
• The anticipated tenants include offices on the second floor, and offices and retail on
the first floor. The suite has pedestrian access from the front along East Coast
Highway. The subject suite is 793 square feet in gross floor area with 295 square
feet proposed as net public (customer serving) area.
• Pursuant to Zoning Code Section 20.20.020 (Commercial Zoning Districts Land
Uses and Permit Requirements), a minor use permit is required for a take-out
service, limited eating and drinking establishment if the subject property is located
within 500 feet of any residential zoning district. The subject property is located
within 500 feet of residential zoning districts, the closest of which is located across
the 14-foot-wide alley to the northeast on Narcissus Avenue. The closest residence
is approximately 75 feet away to the northeast.
• The proposed project is subject to and would operate in compliance with Section
20.48.090 (Eating and Drinking Establishments). No outdoor activities, late hours,
alcohol sales, or outdoor dining are proposed as part of this application, but future
changes would be required to be consistent with the Municipal Code. As
conditioned, the proposed establishment will comply with Zoning Code standards for
eating and drinking establishments, including those specific to the take-out service
limited use classification.
• The anticipated hours of operation are 7:00 a.m. to 8:00 p.m., Monday-Thursday,
7:00 a.m. to 9:00 p.m., Fridays, and 10:00 a.m. to 9:00 p.m., Saturdays and
Sundays. However, staff recommends the hours of operation be limited to between
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Go Greek Yogurt Minor Use Permit (PA2015-121)
Zoning Administrator, August 27, 2015
Page 3
7:00 a.m. and 11:00 p.m., daily, to allow more operational flexibility in the future
while not allowing late hours.
• The property is nonconforming because no parking is provided. Pursuant to Zoning
Code Section 20.38.060 (Nonconforming Parking), a new use is allowed without
providing additional parking provided the parking requirement for that use is no more
than one space per 250 square feet of gross floor area (1/250). Pursuant to Zoning
Code Section 20.40.030 (Requirements for Off-Street Parking), take-out service,
limited eating and drinking establishments are required to provide 1/250 parking
spaces. Therefore, the proposed use is consistent with the parking requirements.
• Staff believes the proposed take-out service, limited eating and drinking
establishment use would be complementary to the other uses in the area and would
serve residents and visitors. Pedestrian and bicycle traffic is expected, so additional
traffic or parking demand is not expected.
• As demonstrated in the attached draft Resolution (Attachment No. ZA 1), staff
believes the proposed project meets the requirements of the Zoning Code and the
findings for approval can be made.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). Class 1 exempts
minor alterations to existing facilities involving negligible expansion of use beyond that
existing at the time of the lead agency's determination. The subject application is for a new
use with no expansion of the existing commercial use at the site.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
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Go Greek Yogurt Minor Use Permit (PA2015-121)
Zoning Administrator, August 27, 2015
Page 4
APPEAL PERIOD:
An appeal may be filed with the Community Development Director within 14 days following
the date of action. For additional information on filing an appeal, contact the Planning
Division at (949) 644-3200.
Prepared by:
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2015-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2015-032 FOR A TAKE-OUT SERVICE, LIMITED EATING
AND DRINKING ESTABLISHMENT LOCATED AT 3500 EAST
COAST HIGHWAY (PA2015-121)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Go Greek Yogurt, with respect to property located at 3500
East Coast Highway, and legally described as Lot 1, Block U, Tract 0323, requesting
approval of a Minor Use Permit.
2. The applicant proposes a take-out service, limited eating and drinking establishment
with six (6) seats. The applicant proposes to convert a vacant suite within a recently
constructed commercial building into a fresh and frozen yogurt shop. The proposed
hours of operation are 7:00 a.m. to 8:00 p.m., Monday-Thursday, 7:00 a.m. to 9:00
p.m., Fridays, and 10:00 a.m. to 9:00 p.m., Saturdays and Sundays. A maximum of
three (3) employees would be on duty per shift.
3. The subject property is located within the Commercial Corridor (CC) Zoning District and
the General Plan Land Use Element category is Corridor Commercial (CC).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on August 27, 2015, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. Class 1 exempts minor alterations to existing facilities involving negligible expansion of
use beyond that existing at the time of the lead agency's determination. The subject
application is for a new use with no expansion of the existing commercial use at the site.
Zoning Administrator Resolution No. ZA2015-
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan designates the site as Corridor Commercial (CC) within the General
Plan, which is intended to provide a range of neighborhood-serving retail and service
uses along street frontages that are located and designed to foster pedestrian activity.
The proposed project is designed to serve residents and visitors in the area. The
proposed take-out service, limited eating and drinking establishment would be
complementary to the surrounding commercial and residential uses.
2. The subject property is not part of a specific plan area.
Finding: .®
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The subject property is located in the Commercial Corridor (CC) Zoning District, which
is intended to provide for areas appropriate for a range of neighborhood-serving retail
and service uses along street frontages that are located and designed to foster
pedestrian activity. The proposed project is designed to serve residents and visitors in
the area. The proposed take-out service, limited eating and drinking establishment
would be complementary to the surrounding commercial and residential uses. Nearby
uses include restaurants, banks, salons, and retail stores, with residential uses across
the alley.
2. Pursuant to Zoning Code Section 20.20.020 (Commercial Zoning Districts Land Uses
and Permit Requirements), a minor use permit is required for a take-out service,
limited eating and drinking establishment if the subject property is located within 500
feet of any residential zoning district. The subject property is located within 500 feet of
residential zoning districts, the closest of which is located across the 14-foot-wide alley
to the northeast on Narcissus Avenue. The closest residence is approximately 75 feet
away to the northeast.
3. The site was developed with a nonconforming building that exceeded the allowed floor
area and provided no on-site parking. The building was recently demolished and the
03-03-2015
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Zoning Administrator Resolution No. ZA2015-
Page 3 of 8
site was developed with a multi-tenant commercial building with no parking pursuant to
Section 20.38.040 (Nonconforming Structures) that allows existing nonconforming,
nonresidential structures within Corona del Mar to be demolished and reconstructed to
their preexisting height and floor area, provided there is no loss of existing parking.
4. Pursuant to Zoning Code Section 20.38.060 (Nonconforming Parking), a new use is
allowed without providing additional parking, provided no intensification or
enlargement (e.g., increase in floor area) occurs, and the new use requires a parking
rate of no more than one (1) space per 250 square feet of gross building area. In this
case, the parking requirement for a take-out service limited, eating and drinking
establishment is one (1) space per 250 square feet of gross building area and no
intensification or enlargement is proposed. Therefore, no additional parking is required
and the proposed project is compliant.
5. The proposed project is subject to and would operate in compliance with Section
20.48.090 (Eating and Drinking Establishments). No outdoor activities, late hours,
alcohol sales, or outdoor dining are proposed as part of this application, but future
changes would be required to be consistent with the Municipal Code. As conditioned,
the proposed establishment will comply with Zoning Code standards for eating and
drinking establishments, including those specific to the take-out service limited use
classification, including a maximum of six (6) seats.
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 Findinq
1. Commercial and residential us are allowed in the vicinity, including retail sales,
personal service, restaurant, office, and residential uses. The subject property is
located among other commercial uses along East Coast Highway with residential uses
located behind the commercial uses.
2. The existing building is not changing other than the proposed interior remodel for the
subject suite as a result of this project. The subject suite is 793 square feet in gross
floor area with 295 square feet proposed as net public (customer serving) area.
Adequate trash storage facilities for the commercial tenant are provided in an enclosed
area, thereby preventing any odor or related issues for the nearby residential and
commercial uses.
3. The operational characteristics of the proposed establishment would be that of a
typical take-out service, limited eating and drinking establishment that would serve
residents, visitors, and employees. Customers would order and pay at a counter and
primarily take the food to go. The proposed use would not have late hours of
operation, include alcohol sales, nor create any adverse noise impacts outside of the
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Zoning Administrator Resolution No. ZA2015-
Page 4 of 8
establishment. Therefore, the operating characteristics would be compatible with the
allowed commercial and residential uses in the vicinity.
4. As conditioned, the allowed hours of operation will be 7:00 a.m. to 11:00 p.m. daily,
which will minimize any disturbance to residences near the property.
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 lot is 5,708 square feet in area (approximately 50' X 142'), rectangular in shape,
and located in a commercial area. The site has street access along East Coast
Highway and Narcissus Avenue, has alley access at the rear of the lot, and has
pedestrian access from the front along East Coast Highway. The street and alley site
access allows for the provision of public and emergency vehicle access.
2. The site is developed with a recently constructed multi-tenant commercial building.
The Public Works Department, Building Division, and Fire Department reviewed and
approved the plans for the new building prior to construction. The anticipated tenants
include offices on the second floor, and offices and retail on the first floor. The subject
suite is 793 square feet in gross floor area with 295 square feet proposed as net public
(customer serving) area. The suite is oriented away from the residences located to the
rear of the subject property.
3. The Public Works Department, Building Division, and Fire Department have reviewed
the application. The project is required to obtain all applicable permits from the City
Building and Fire Departments and must comply with the most recent, City-adopted
version of the California Building Code.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The proposed use is similar to and compatible with other commercial uses in the
vicinity, and will serve nearby residents, employees, and visitors.
2. The proposed use would involve the sale of food and beverages for primarily off-site
consumption with up to six (6) seats provided.
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Zoning Administrator Resolution No. ZA2015-
Page 5 of 8
3. The restrictions on seating will prevent adverse traffic impacts for the surrounding
residential and commercial uses.
4. The proposed use would not increase the parking demand, have late hours of
operation, nor include alcohol sales.
5. The proposed use would not create any adverse noise impacts outside the
establishment, and would be subject to the noise standards within the Municipal Code.
6. Adequate trash storage facilities for the commercial tenant are provided in an enclosed
area, thereby preventing any odor or related issues for nearby properties.
7. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
8. The applicant is required to obtain Health Department approval prior to opening for
business, and to comply with the California Building Code to ensure the safety and
welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2015-032, subject to the conditions set forth in Exhibit "A," which is
attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF AUGUST, 2015.
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2015-
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan and
floor plans stamped and dated with the date of this approval, except as modified by
applicable conditions of approval.
2. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
time is approved in compliance with the provisions of Title 20 Planning and Zoning of the
Newport Beach Municipal Code.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
5. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or is materially injurious to
property or improvements in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
6. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Use Permit.
7. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
8. A copy of the Resolution, including conditions of approval, Exhibit "A," shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
9. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
10. The hours of operation for the establishment shall be limited to 7:00 a.m. to 11:00
p.m., daily.
03-03-2015
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Zoning Administrator Resolution No. ZA2015-
Page 7 of 8
11. The sale, service, or consumption of alcohol shall not be permitted.
12. The maximum number of seats allowed shall be six (6). No outdoor seating is
permitted.
13. No outside paging system shall be utilized in conjunction with this establishment.
14. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
15. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
16. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-
way.
17. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community
Development Director, and may require an amendment to this Minor Use Permit.
18. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
19. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
20. A Special Event Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-
site media broadcast, or any other activities as specified in the Newport Beach
Municipal Code to require such permit.
21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
03-03-2015
Zoning Administrator Resolution No. ZA2015-
Page 8 of 8
or indirectly) to City's approval of the Go Greek Yogurt Minor Use Permit including, but
not limited to, UP2015-032. This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
03-03-2015
Attachment No. ZA 2
Vicinity Map
15
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Minor Use Permit No. UP2015-032
PA2015-121
3500 E. Coast Highway
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Attachment No. ZA 3
Project Plans
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PA2015- 121 Attachment No . ZA 3 - Project Plans
REVISIONS NO.
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DISTRIBUTION FACILITIES (POWER POLES, PULL-BOCES, TRANSFORMERS, CULTS, PUMPS, VALVES, METERS, APPURTENANCES, w
ET)OR TO THE LOCATION OF HOOKUP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINE-WHETHER OR �J,J
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ADDITIONAL EXPENSES. SHEET INDEX ffV m
2- AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL LINE ON THE DOWN STREAM SIDE OF THE ARCHITECTURAL 0
UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS r n
PIPING .- (PER ORDINANCE 170,158)(INCLUDES COMMERCIAL ADDITIONS AND TI WORK OVER $10,000.) �J
SEPARATE PLUMBING PERMIT IS REQUIRED. B-0 COVER SHEET AND PLOT PLAN
3- PROVIDE ULTRA FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEAD AND TOILETS MUST BE B-1 PROPOSED PLAN & CEILING PLAN
ADAPTED FOR LOW WATER CONSUMPTION. B-2 TRAVELING PATH PLAN AND SECTION °
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4- A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SIT.
5- THIS BUILDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM COMPLYING WITH (NFPA-13/ z
NFPA-13R); THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV. PRIOR TO INSTALLATION." (903.2) Q
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PROJECT INFORMATION p
FOR PROPERTY LINES DIMENSION, PLAN CHECK 0760-20141 PROJECT DESCRIPTION: INTERIOR AND STOREFRONT z
ADDRESS: 3500 East Coast Hwy,Corona Del Mar, CA 92625 Q
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PA2015- 121 Attachment No . ZA 3 - Project
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2"MAX, iz"AT BOTH ENDS of (E) MACHINE 0 l NET PUBLIC
OX72 VERTICAL SUPPORT WIRES AT 4'-0" O.0 & 6"MAX FROM ENDS. BRACING WIRE
VERTCAL WIRES SHALL NOT BE OUT OF PLUMB BY MORE THAN 1 IN 6. o AREA 295 S.F.
SNEEZE GUARD'. (EI FIXED WINDOW ZJ a NR uO
O ° RD NO CHANGES ON STOREFRONT y m :0
CONTNIOUS WALL MOLD. ALLOWENCE SHALL BE MADE FOR LATERAL
MOVEMENT OF THE SYSTEM MAIN RUNNERS& CROSS RUNNERS MAY 3" K 3/4'FURRING 5-0 s e'c
BE ATTACHED AT TWO ADJACENT WALLS W/CLEARENCE BETWEEN CHANNELS AT 24" Oc SALES COUNTER
WALL&RUNNERS MAINTAINED AT THE OT ER TWO WALLS. REFRIGERATOR m
WORKING C 1 =�
KITCHEN TABLE DRY STORAGE
B O w ^=0
FRAMING ABOVE _
O 7
ELECTRIC / U •�R.3
WATER HE,TER 3 COMP.SINK a CASHIER ( / i _(E)TEMPERED GIA55 DOOR ¢ = f 3 N
M,
IN 5 ?dREW5 WOODDFROM 12"COLD ROLLED A
MAX SND TO STEEL AT 48' ON /° SNEEZE GUARDED( �� UT
FRAMING
SEE ELEVATION IA H
NOTE VERIFY ASSEMBLY WITH TRUSS 5A8" GYP. BD. o O FS B&C '�/ 1_G
(2) SHEET NOTE WHERE ONE HOUR ASSEMBLY TYPE X CEILING N WORKING ®
LINE 1 METAL SCREWS \ /JiPBLE
OF FROM SND IS REQUIRED. O EbT /
FlMSHED 2 TO RUNNER / \ ® �,FROZEN YOGURT " 60"x60 -I
NOTE": uACHHE ,+ CLEAR SPADE 30"x48" N
1. VERTICAL SUPPORT SHALL BE PROVIDED AS REQUIRED A F CROS 47 22• 7•
wN THE ADDED RS BE VMENT THAT SUPPORTED
WDISCONTINUOUS END"of CROs RUNNERS - CLEAR S�ACE Q
AND MAIN RUNNER"BE VERTICALLY SUPPORTED WTHIN 8" OF SUCH DI"CONTIN- F- 7-
ODES
/ Z rn
UITES AS MAY OCCUR WHERE THE CEILING IS DISRUPTED BY A WALL
ACOUSTICAL CEILING TILE 3 5/8' METAL STUD STORAGE 1 c_oLo oftmK \(� �" f li �4 U
CO PRESSION STRUT 2 LIGHT FIXTURES AND AIR DIFFUSERS WEIGHING MORE THAN 20 LBS. BUT i (E)FIXED II
AT 12-0' 0-C AND y NO CHAR ES ON STOREFRONT (j
/_
6-0" FROM WALL LESS THAN 56 LBS, SHALL HAVE TWO 12 GA. HANGERS CONCRETE FROM7 ( �, '
THE FIXTURE HOUSING TO CEILING SYSTEM HANGERS OR TO STRUCTURE
ABOVE ALL OTHER FIXTURES WEIGHING MORE THAN 56 LBS. SHALL BE ' W O
SUPPORTED DIRECTLY FROM THE STRUCTURE ABOVE BY APPROVED '
HANGERS CONNECTIONS SHALL BE DESIGNED FOR A LATERAL FORCE OF �' _��' ��_ o m
ui
REF' T� 100 PERCENT OF THE WEIGHT OF THE FIXTURES IN ADDITION TO THE f� o
ICC#-ESR-1222 PRESCRIBED VERTCAL LOADING 38_10 CUP SPOONS 0 / n U
3. PROVIDE VERTICAL COMPRESSION STRUT AT I2'--0'O.C. MAX. EACH WAY,
FROM CEILING GRID TO STRUCTURE ABOVE. _ — O I— _ — — — _ — — — — O O _ — — — — O O O
4. ALTERNATE MATERIALS FOR COMPRESSION SPOTS MAY BE USED WITH 7 FD(EDWINoow NOTE:
JUSTIFICATION AND APPROVAL OF ARCHITECT AND LOCAL BUILDING OFFICIAL. -I L-
1-SALES ARE PRIMALITY FOR OFF-SITE CONSUMPTION.
NOTE: 5. SUSPENDED CEILING SHALL COMPLY WITH PRESCRIPT STANDARDS FOR 2-CUSTOMER ORDER AND PAY FOR FOOD AT COUNTER. r
1-EXIT SIGN SHALL BE INTERNALLY OR EXTERNALLY SUSPENDED CEILING ASSEMBLIES BY LADBS(2013). 3-ALCOHOLIC BECERAGES ARE NOT SOLD,SERVED,OR
ILLUMINATED. w
2-EXIT SIGN ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE GIVEN AWAY ON THE PREMISES. 0
PROPOSED FLOOR PLAN 4-NO MORE THAN 6 SEATS WILL BE PROVIDED.
AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES(54LX). a
3-INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND SCALE:1/4"=1'-0"
LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE
MANUFACTURERS INSTRUCTIONS AND SECTION 2702. —LINEABOOF DECK
4-EXIT SIGN SHALL BE ILLUMINATED AT ALL TIME. z
5-EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER
SYSTEM THAT WILL PROVIDEAN ILLUMINATION OF NOT LESS THAN 90 � LEGEND Q
MIN.IN CASE OF PRIMARY POWER LOSS(1011.6.3). J-BEAD J
6-EGRESS DOORS SHALL BE READILY OPERABLE FROM THE EXIT SIGN WITH BACKUP BATTERIES
EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE SUSPENDED CEILING
OF EFFORT SEE 1008.1.9 FOR EXCEPTIONS. GYPSUM BOARD I— D RECESSED DOWNLIGHT Ur
7-DOOR HANDLES,LOCK AND OTHER OPERATING DEVICES SHALL 2"X4" WD. STUD E PAINTED
BINSTALLED AT A MIN.34"AND A MAX.48"ABOVE THE FINISHED 16" O.C. O O TO + CHANDELIER z
8-THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS ® y O HANGING LIGHT J
OCCUPIED.
9-ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH O O O O O 0 O O LED ROPE LIGHT Q LLL.
SECTION 1008.1.9-1008.1.9.12 ONE LAYER 5/8" GYP. '(
10-THE MEANS OF EGRESS,INCLUDING THE EXIT DISCHARGE, BD. EACH SIDE. USE x '7 LED SPOT LIGHT J U
SHALL BE ILLUMINATED AT ALL TIME THE BUILDING SPACE SERVED BY WATERPROOF GYP. BIRD.
THE MANS OF EGRESS IS OCCUPIED. IN BATHROOMS x11-THE CAN LIGHT 0
LESSTHANI FOOT-CANDLE EATTHEWALKIINGSUR ACE.S OF EGRESS ILLUMINATION LEVEL HALL NOT BE tt�11��_ 0 SURFACE MOUNTED Q LLL.
12-THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION
SHALL NORMALLY BY PROVIDED BY THE PREMISES ELECTRICAL x x x x
SUPPLY.IN THE EVENT OF POWER SUPPLY FAILURE AN EMERGENCY CO
FLUORESCENT LIGHTS (n 0^
ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE O LL
FOLLOWING AREAS: ^ O
A.AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND L1
SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS. BASE WHERE OCCURS O �y
B.CORRIDOR,EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN \ LL
BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. T !V a
C.EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL �x
OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR FINISHED FLOOR L.L W
BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. WALK IN
D.INTERIOR EXIT DISCHARGE ELEMENTS,AS PERMITTED IN REF.
SECTION 1027.1,IN BUILDINGS REQUIRED TO HAVE TWO OR MORE LLL.
EXITS.
E.EXTERIOR LANDINGS,AS REQUIRED BY SECTION 1008.1.6,FOR O O F-
EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO
OR MORE EXITS.
tf EN
GYPSUM BOARD I
— O NO O O O J
- - - - - - - - - - - - - m
$ a
L _ _ - - - - - - - - _ -J L - - _ — _ - E = m
o m i
PROPOSED REFLECTED CEILING PLAN
SCALE:1/4"=IW'
DATE:
08/12/2015
SNEEZE GUARD
SCALE:
RETURN COFFEE SNEEZE SNEEZE SNEEZE SNEEZE AS SHOWN
MACHIN e GUARD GUARD GUARD GUARD
HANG SINK �
2'-6'SNEEZE r / d S y y y A' 2'$'SNEEZE
- GUARD RETURN i GUARD RETURN
DISPLAY FILE:
MARBLE _ MARBLE4 ❑ 4 6 B b BOX Em
FINISH FINISH 1 MARBLEIT L r
FINISH
ab �, COUNTER UERR 3s { ec
ICE MAKING REFRIGERATORra ra
�as +a-�.
MACHINE SHEET:
ELEVATION C ELEVATION A ELEVATION D ELEVATION B 2 B'1
SCALE:1/4"=1'-O" SCALE:1/4"=1'-0" SCALE:1/4"=V-0" SCALE:1/4"=1'-0"
PA2015- 121 Attachment No . ZA 3 - Project Plans
REVISIONS NO.
F- TRAVELING PATH 143'
------------------------------------------------------------------------------------------------------ 7
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EJ X` Ll (E)RECEPT ON i �o 1
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(E)CONFERE CE � �� 1 z
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(ADA) TRAVELING PATH PLAN
/ r~'
SCA : 1/4" ,'
= -0" Q
< v
1. EVERT REQUIRED EXIT DOORVVLY A'HICF iS LOC. -E-
1/4
Ev4 2 W.-TIJ AN ACCESSIBLE PATH OF .,VEL SHALL B- LLJ
vTT—\ OF A S,ZE AS TO PERMIT THE T ILLATION OF
s.a 127 DOOR NOT LESS THAN 3' IN WID -`JD NOT LESS " )
THAN' 6'-8" IN HEIGHT. (1ULU.3.".3a)
r�- 2. ARES PE OVATION, S-t,- ?A�_ R - W
BEVELED GtiPhGi=- _-VELA.LTEG - - =E�.1 RED TO 6: E
-BES
114"MAX. - -
c� NOTES: F _ __ F SUSPENDED CEILING
SIGNS ANDIDENTIFICATION _ _ _ PAINTED(WASHABLE) GYPSUM BOARD PAINTED o a N E N
-- - WHITE(WASHABLE) - 0 �" o N
1. ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO AND USABLE BY PERSONS — .2 T E- w
�_ Cr�a� _5 IN LE,-L rRES RCOVS, DBI �� - - W � E E N
WITH DISABILITIES AND AT EVERY MAJOR JUNCTION ALONG OR LEADING TO AN
TELEPHONES ``ER . --- -_
ACCESSIBLE ROUTE OF TRAVEL SHALL BE IDENTIFIED WITH A SIGN DISPLAYING FG. 118-303.2-303.3 BE �ROVICED. 0 6 0)
THE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND WITH ADDITIONAL DIRECTIONALACCESSIBLE PAT- OT TRAVEL ACC -SS _ " NOTE) E STOREFRONT 0 0 0
SIGNS, AS REQUIRED, TO BE VISIBLE TO PERSONS ALONG APPROACHING PEDESTRIAN NO CHANGES m o m
WAYS. ( 1'17B.5.7 & '127B.3 ) T o
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII � cn Z
2. WHEN PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS AND SPACES, RAISED
LET S SHALL BE PROVIDED AND SHALL BE ACCOMPANIED BY BRAILLE INj DATE:
cG>,=-.HMANCE WITH SECTION 11178.5.6. SIGN SHALL BE INSTALLED ON THE WALLYdd W 08/12/2015
AD_ ENT TO THE LATCH OUTSIDE OF THE DOOR. WHERE THERE IS NO WALL SPACE
PI sG��s /�" Tr�cK, o SCALE:
ON THE LATCH SID_, INCLUDING AT DOUBLE LEAF DOORS, SIGNS SHALL BE . LACED -ONTRASTNG c0-UR Q
ON THE NEAREST ADJACENT WALL, PREFERABLY ON THE RIGHT. MOUNTING HEIGHT -� D ON -T- DOOR, AS SHAWN
SHALL BE 60" ABOVE THE FINISHED FLOOR TO THE CENTER LINE OF THE SIGN. R 111'8.5 C B El E El El H DRAW:
MOUNTING LOCATION SHALL BE DETERMINED SO THAT A PERSON MAY APPROACH
WITHIN 3" OF SIGNAGE WITHOUT ENCOUNTERING PROTRUDING OBJECTS OR STANDING
WITHIN THE SWING OF A DOOR. ( 11111713 .5.9FILE:
.5.9 )
;A SECTION A-A
PROPORTIONS DISPLAY =S SCALE: 1/4" = 1'-0"
FIG, 43
INT=RNATIONAL SYMBOLS OF ACC7-- - SIGNAGE SHEET:
B-2