Loading...
HomeMy WebLinkAbout01 - W Cafe Minor Use Permit Amendment - PA2015-218 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c9treos�`° www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 25, 2016 Agenda Item No. 1 SUBJECT: W Cafe (PA2015-218) 1703 Westcliff Drive Minor Use Permit Amendment No. UP2015-050 APPLICANT: Omar Belkiz OWNER: Westcliff Court Limited Partners PLANNER: Benjamin M. Zdeba, AICP, Associate Planner (949) 644-3253, bzdeba@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: CG (Commercial General) • General Plan: CG (General Commercial) PROJECT SUMMARY A minor use permit amendment to allow alcohol sales and service (ABC License Type 41, Beer and Wine for Bona Fide Public Eating Place) at an existing restaurant (food service, eating and drinking establishment) approved under Minor Use Permit No. UP2013-001 (PA2013-004). Late hours are not proposed (after 11:00 p.m.) and no other substantial operational changes are requested. The applicant will remodel the interior of the tenant space with new finishes and fixtures; however, the net public area will not change. The proposal includes 18 seats for patrons. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit Amendment No. UP2015-050 (Attachment No. ZA 1). 1 2 W Cafe Zoning Administrator, February 25, 2016 Page 2 DISCUSSION • The proposed use will be located in a commercial space formerly occupied by a small cafe called the Tea Room within the Westcliff Court commercial center located between Sherington Place and Westcliff Drive. • The former restaurant operated pursuant to Minor Use Permit No. UP2013-001 approved March 14, 2013, which allowed the operation of a food service, eating and drinking establishment between the hours of 7:00 a.m. and 10:00 p.m., daily. Alcohol sales was specifically prohibited by the conditions of approval as it was not proposed as part of the application and, therefore, not considered. • The proposed amendment would allow alcohol sales and service with a Type 41 (Beer and Wine for Bona Fide Public Eating Place) Alcoholic Beverage Control (ABC) License. A small restaurant use is typically found within this type of commercial center development and is consistent with land uses permitted within the Commercial General (CG) Zoning District and the General Commercial (CG) General Plan Land Use Element category. • The hours of operation are not expanding. • The gross floor area and net public area are not expanding. • The existing Minor Use Permit No. UP2013-001 requires 17 parking spaces based on one parking space for every 50 square feet of net public area (810 square feet). Given the prior use maintained a limited retail component; staff believes the sale and service of alcohol may change the nature of the operation that may increase parking demand. Staff recommends an increased parking requirement pursuant to 20.40.060 (Parking Requirements for Food Service Uses) of one parking space for every 40 square feet of net public area or 21 spaces (four additional spaces). • Parking is available within the commercial center development to satisfy the increased requirement (See Attachment No. ZA 3 for Westcliff Court Parking Summary). • The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to help ensure the welfare of the surrounding community and that the eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to maintain a safe environment for customers and employees. TmpIt:10-02-15 W Caf6 Zoning Administrator, February 25, 2016 Page 3 • Conditions require the owners, managers and employees selling or serving alcohol to undergo and successfully complete a certified training program in responsible alcohol service. • The subject application will replace the prior minor use permit should it be approved and exercised. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves minor interior alterations to remodel an existing eating and drinking establishment as well the sale of alcohol which is a negligible expansion of use. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: B i . Zdeba, AICP Associate Planner JWC/bmz Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map TmpIt:10-02-15 J W Caf6 Zoning Administrator, February 25, 2016 Page 4 ZA 3 Westcliff Court Parking Summary ZA 4 Police Department Memo ZA 5 Resolution No. ZA2013-013 approving UP2013-001 ZA 6 Project Plans TmpIt:10-02-15 0 Attachment No. ZA 1 Draft Resolution 2 RESOLUTION NO. ZA2016- A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2015-050 TO ALLOW ALCOHOL SALES AT AN EXISTING EATING AND DRINKING ESTABLISHMENT LOCATED AT 1703 WESTCLIFF DRIVE (PA2015-218) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Omar Belkiz, with respect to property located at 1703 Westcliff Drive, and legally described as Parcel 1 of Resubdivision No. 153, requesting approval of an amendment to a minor use permit. 2. The applicant proposes to allow alcohol sales and service (ABC License Type 41, Beer and Wine for Bona Fide Public Eating Place) at an existing restaurant (food service, eating and drinking establishment) approved under Minor Use Permit No. UP2013-001 (PA2013-004). Late hours are not proposed (after 11:00 p.m.) and no other substantial operational changes are requested to the prior approval. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 25, 2016, 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. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves minor interior alterations to remodel an existing eating and drinking establishment as well the sale of alcohol which is a negligible expansion of use. 9 Zoning Administrator Resolution No. ZA2016- Page 2 of 9 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of the Zoning Code. Facts in Support of Finding: In finding that the proposed use is consistent with Section 20.48.030 of the Zoning Code, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The subject property is located in Reporting District 28 (RD 28). The Part One Crimes (Part One Crimes are the eight most serious crimes defined by the FBI Uniform Crime Report — homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto theft, and arson) crime rate in RD 28 is higher than adjacent Reporting Districts 25, 26 and 29. It should be noted, however, that RDs 25 and 26 cover more area and are primarily residential with a small area devoted to commercial. Furthermore, RD 29 generally encompasses the area eastward of Dover Drive and Irvine Avenue to the Back Bay which is entirely residential. The subject RD contains a larger proportion of commercial with dense, multi-family residential. 2. Year to date, zero Part ON Crimes have been reported at the subject property. 3. The Police Department has reviewed the proposal, provided operating conditions of approval, and has no objection to the alcoholic beverage license type proposed at this location. ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. The total number of alcohol-related calls for service, crimes, or arrests in RD 28 is higher than adjacent Reporting Districts 25, 26 and 29, but significantly less than the City overall inasmuch as it does not account for a large portion of calls for service, crimes, or arrests. The Police Department has reviewed the proposal and has no objection. 2. Year to date, zero alcohol-related calls for service, crimes, or arrests have been reported at the subject property. 02-02-2016 10 Zoning Administrator Resolution No. ZA2016- Page 3 of 9 iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. The site is developed with a commercial center, which is consistent with the General Plan designation, General Commercial (CG). Properties within the center consist of retail, service, eating and drinking establishment, office and medical office uses. The property is not located within close proximity to any day care centers, hospitals, park and recreation facilities, places of worship, schools, or similar uses that attract minors, with the nearest of those types being Bob Henry Park, nearly 900 feet away and buffered by several properties. Although it is adjacent to residential developments to the north and south, the property is bound and buffered by Sherington Place and Westcliff Drive. Eating and drinking establishments with incidental alcohol service have long existed near the subject location and the proposed Alcoholic Beverage Control license type is not anticipated to alter the operational characteristics of the use such that it becomes detrimental to the area. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. Two other eating and drinking establishments within the commercial center sell and serve alcoholic beverages including Haute Cakes Caffe (Type 41) and Cafe Gratitute (Type 47). The subject eating and drinking establishment has requested to allow the sales and service of alcohol with a Type 41 (Beer and Wine Bona Fide Public Eating Place) license. There is no evidence suggesting these existing uses have been detrimental to surrounding properties or the neighborhood. V. Whether or not the proposed amendment will resolve any current objectionable conditions. 1 . An eating and drinking establishment without alcohol sales and service has operated at the subject location since 2013. 2. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. The service of alcohol is intended for the convenience of customers dining at the establishment. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will help to ensure compatibility with the surrounding uses and minimize alcohol-related impacts. 3. The existing hours of operation of the establishment will minimize the potential effects on land use. The establishment closes by 10:00 p.m., daily, which will help to ensure the use does not become a late night bar, tavern, or nightclub. 02-02-2016 11 Zoning Administrator Resolution No. ZA2016- Page 4 of 9 4. The establishment is located within an existing commercial center which is developed with other commercial uses. Allowing the sales and service of alcohol will not substantially alter the existing operation, but will complement the food service and provide a convenience to customers. 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: B. 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 General Commercial (CG), which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. 2. The existing eating and drinking establishment is located within the Westcliff Court commercial center and serves those working, residing, or visiting the surrounding neighborhood, consistent with the CG land use designation. 3. The subject property is not a part of a specific plan area. Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Facts in Support of Finding: 1 . The site is located in Commercial General (CG) Zoning District, which was intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. Eating and drinking establishments are permitted uses with the approval of a use permit when alcohol sales are proposed. 2. The existing eating and drinking establishment operates pursuant to Minor Use Permit No. UP2003-001, which allowed the sale and service of food and beverage and established hours of operation between 7:00 a.m. and 10:00 p.m., daily. 3. The use will remain an eating and drinking establishment and the allowance of an alcohol beverage control license will not substantially alter or intensify the existing use; however, staff acknowledges the sale and service of alcohol may change the nature of the operation from that limited under the prior use permit approval. As conditioned, the parking requirement will be increased to one parking space for every 40 square feet of net public area. Adequate parking exists on-site to accommodate the increase. 02-02-2016 12 Zoning Administrator Resolution No. ZA2016- Page 5 of 9 4. The conditions of approval will help to ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. Finding: D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity, Facts in Support of Finding: 1. Eating and drinking establishments with the service of alcohol have long operated near or within the commercial center and have not proven detrimental to the area. 2. The principal use will remain an eating and drinking establishment and addition of incidental beer and wine sales will not alter the design, size, or operating characteristics of the facility. 3. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will help to ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to maintain the welfare of the surrounding community and that the eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to help ensure the safety and welfare of customers and employees of the establishment. The project has been conditioned so that no dancing or live entertainment will be permitted on the premises. Finding: E. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The existing establishment is located within an existing commercial center and has demonstrated that it is suitable in terms of design, location, shape, and size to support the use. 2. Adequate public and emergency vehicle access, public services, and utilities are provided for on-site. Finding: F. 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 02-02-2016 13 Zoning Administrator Resolution No. ZA2016- Page 6 of 9 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 has been reviewed and includes conditions of approval to help ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The eating and drinking establishment will continue to service patrons of the commercial center, surrounding commercial buildings, and provide dining services as a public convenience to the surrounding neighborhood. The service of alcohol will be incidental and will complement the principal use of the facility while providing an economic opportunity for the property owner to maintain a successful business in a way which best serves the community. 3. As conditioned, the owners, managers and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the CityNewport Beach hereby approves Minor Use Permit No. UP2015-050, 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 or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Zoning Administrator Resolution No. ZA2013-013, which upon vesting of the rights authorized by this Minor Use Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF FEBRUARY, 2016. Patrick J. Alford, Zoning Administrator 02-02-2016 1-� Zoning Administrator Resolution No. ZA2016- Page 7 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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. 4. This minor use permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. The hours of operation for the establishment shall be limited to 7:00 a.m. through 10:00 p.m., daily. 6. The interior net public area shall be limited to 810 square feet. 7. A minimum of 21 parking spaces (1 parking space per 40 square feet of net public area) shall be provided within the commercial center for the establishment. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent review and may require an amendment to this use permit or the processing of a new use permit. 9. 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. 10. 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. 11. No outside paging system shall be utilized in conjunction with this establishment. 02-02-2016 15 Zoning Administrator Resolution No. ZA2016- Page 8 of 9 12. All trash shall be stored within the building or within the existing dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 13. 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. 14. 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. 15. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 16. 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. 17. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 18. This approval shall expire and become void unless exercised within 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. 19. 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 W Cafe including, but not limited to, Minor Use Permit No. UP2015-050 (PA2015-218). 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. 02-02-206 10 Zoning Administrator Resolution No. ZA2016- Page 9 of 9 Police Department 20. There shall be no dancing or live entertainment allowed on the premises. 21. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 22. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 23. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 24. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 25. Food service from the regular menu must be made available to patrons during all open hours. 26. 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. 27. Strict adherence to the maximum occupancy limit is required. 28. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Newport Beach Municipal Code Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Building Division 29. 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. 02-02-2016 17 12 Attachment No. ZA 2 Vicinity Map 19 20 e �yF ° ��• ,SOD ' "^° ,F � ^^p" �' 66 a vp T �ryP i �p'y 'r y�; y� ffVe ' 1ptin ,gyp t p^ I Dnp p :np� e _ �• � 4 F Y, �.F pR. p � 6h ,L _ �/ •. ^ti A 'i` ^•gyp ^ph b^-`ppA , A �� OP4 N IAL r.. ��. � MSol & f+ �+ ',et' MM � 'i pP Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided,however,The City of G�$ Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. ° m 0 141 282 ' Imagery: 2009-2013 photos provided by Eagle a„ Feet Imaging www.eagieaerial.com ��IFOPN� 2/16/2016 21 22 Attachment No. ZA 3 Westcliff Court Parking Summary 23 24 Westcliff Court Parking Summary (PA2015-218) Minor Use Permit No. UP 2015-050 Unit Tenant Use Sq. Ft. Ratio Requirement 1649 Toys Ahoy Childrens Toys 1,654 1/250 7 1651 Krisp Living Fresh Health Food/Juices 1,008 1/250 4 1665 Sheared Sheep Yarn Shop 650 1/250 3 1681 Albert Hair Hair Salon 743 1/250 3 1701 Gardenology Interior Design/Retail Furnishings 2,356 1/250 9 1703 WCafe Restaurant 810 1/40 21 1705 Barclay Butera, Inc Interior Design/Retail Furnishings 680 1/250 3 1711 Management Office On Site Management 354 1/250 1 1719 Aurelie Boutique Women's Apparel 1,095 1/250 4 1721 Gardenology Interior Design/Retail Furnishings 954 1/250 4 1723 Barclay Butera, Inc Interior Design/Retail Furnishings 2,161 1/250 9 1725 Westcliff Optical Eyewear 1,496 1/250 6 1727 Fascial Works Footwear- Men's&Women's 1,318 1/250 5 1735 Tootsie's Newport Beach Footwear&Accessories - Women's 1,096 1/250 4 1741 Pizza Bakery Pizza by the Slice 1,373 Waiver 10 1745 Butera Collection Interior Design/Retail Furnishings 1,660 1/250 7 1801 Red Balloon Childrens &Women's Apparel 1,950 1/250 8 1803 James Perse Men's &Women's Apparel 1,696 1/250 7 1805 Haute Cakes Deli/Bakery 2,025 Waiver 13 1811 Urban Gardener Florist/Gifts 813 1/250 3 1815 Soho Salon/Day Spa Beauty Aids Supply 943 1/250 4 1821 Kirsty Ashford Hair Salon 2,3691/250 9 1823 Monogram Store Embroidery/Gifts 713 1/250 3 1829 Raffine Day Spa Makeup/Eye Lash Extensions 1,242 1/250 5 1831 Margaret's Cleaners 1 Dry Cleaners L 1,1941/250 5 Total Parking Requiredl 157 Total Parking Providedi 165 February 16, 2016 25 20 Attachment No. ZA 4 Police Department Memo TmpIt:10-02-15 22 NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION 43 MEMORANDUM TO: Benjamin Zdeba, Associate Planner FROM: Wendy Joe, Police Civilian Investigator DATE: February 4, 2016 SUBJECT: W Cafe 1703 Westcliff Drive Use Permit No. UP2015-050 (PA2015-218) At your request, the Police Department has reviewed the project application for a minor use permit to allow a Type 41 (On-Sale Beer and Wine, Eating Place) Alcoholic Beverage Control License at an existing establishment, W Cafe. Statistical Crime Data Attached is a report compiled by Newport Beach Police Department (NBPD) Crime Analyst Caroline Staub, which provides detailed statistical information related to calls for service in and around the applicant's current place of business at 1703 Westcliff Drive. The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to create statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 28 which is triangular in shape between Irvine Avenue, 16`h Street, and Dover Drive. • In 2015, RD 28 had a total of 421 reported crimes, compared to a city-wide RD average of 163 reported crimes. • RD 28 is 158% over the City-wide average in reported crimes. • The applicant premise did not require any police calls for service in 2015. • Of those 218 arrests, (12) were for Driving Under the Influence (DUI) and (19) were for Public Intoxication. Over-Saturation and Public Convenience or Necessity The applicant premise is located within RD 28 which has 5 active licenses and a resident population of 3172. That is a per capita ratio of 1 license for every 634 residents. Per the Business and Professions code, we compare this per capita ratio to Orange County's per capita ratio of 1 license for every 473 residents. This location does not meet the legal criteria for undue concentration. 29 W Cafe UP2015-050 • RD 28 contains 5 active ABC licenses. ® RD 28's per capita ratio of ABC licenses is 1 to 634 residents. m Undue concentration does not exist in the applicant's location. Public Convenience or Necessity (PCN) is a tool utilized by the Department of Alcoholic Beverage Control (ABC) and local governing authorities to circumvent undue concentration. The subject establishment must be a public convenience or a necessity to the surrounding community. While there is no definitive or uniform guideline defining the application of PCN, local authorities can utilize this outlet in order to interject formal say into the state liquor license process. PCN for a type 41 license will be determined by ABC. Comments and Recommendations On February 4, 2016, 1 spoke to the applicant, Omar Belkiz via telephone regarding his application for the W Cafe. The cafe is currently open for breakfast and lunch only. His intent is to expand his business to serve dinner Thursday through Saturday to start, as well as a champagne Sunday brunch. Mr. Belkiz intends to close the W cafe before 10:00 p.m. each day. Mr. Belkiz is experienced as he has opened 4 restaurants total, but this will be the first alcohol license in any of his establishments. The Police Department has no objections to the proposed project, however we strongly encourage the below conditions of approval be added to the minor use permit. CONDITIONS OF APPROVAL Police Department has determined the following conditions would be appropriate for the business: 1. The business shall comply with Title 20 (Zoning Code) and any other applicable provisions of the Newport Beach Municipal Code. 2. There shall be no dancing allowed on the premises. 3. All owners, managers, and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's, and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 4. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 5. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 2 30 W Cafe UP2015-050 6. The hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. daily. 7. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 8. Food service from the regular menu must be made available to patrons during all open hours. 9. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this restaurant business that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 10. 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. 11. Strict adherence to maximum occupancy limit is required. 12. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. If you have any questions as to the content of this memorandum, please contact Investigator Wendy Joe at (949) 644-3705 or wjoe@nbpd.org. Wendy Joe o ice Civilian Investigator, Special Investigations W \ Brad Miller Sergeant, Special Investigations sl L1 ai X065 ort Lieutenant, Detective Division 3 31 NEWPORT BEACH POLICE DEPARTMENT "`W°a°T CrZ+;,�AruaysLk UnX r Chief lay R.Johnson 870 Santa Barbara Drive- Newport Beach -CA 92660-949.644.3791 + o.H" 2015 CRIME AND ALCOHOL-RELATED STATISTICS Uls For Crimes Arrests Citations ABC Info rvic Public Alcohol Active License Per ervice Part I Crimes Part 11 Crimes Crime Rate All Subject: DUI Liquor Law Intoxication 1703WestcliffOr 0 0 not applicable 0 0 0 0 0 0 not applicable Subject RD: RD28 5,067 163 258 5,138.71 218 12 19 0 43 5 634 Adjacent RD: 97 146 3,453.19 127 27 19 2 10 36 78 RD25 Adjacent RD: RD26 3,682 90 144 4,322.77 124 27 14 0 14 15 139 Adjacent RD: 72 74 1,638.23 49 7 3 0 14 0 0 RD29 , Newport Beach 102,056 2,339 3,841 2,739.65 3,523 449 666 28 1,185 432 197 California W 1,100,901 net available 2,955.13 1,217,089 155,285 89,901 15,673 not avallable 97,653 381 National not available 9,443,212 not avowable 3,052.79 11,205,833 1,117,852 414,854 321,125 not available not applicable notappbcab/e Summary for W Cafe at 1703 Westcliff Dr (RD28) In 2015,RD28 had a total of 421 reported crimes,compared to a city-wide reporting district average of 163 reported crimes. This reporting district is 258 crimes,or 158%,OVER the city-wide average. The number of active ABC licenses in this RD is 5,which equals a per capita ratio of one license for every 634 residents. Orange County averages one license for every 473 residents and California averages one license for every 381 residents. This location is within an RD that is UNDER the Orange County and UNDER the California per capita averages of ABC licenses. Part/Crimes are the 8 most serious crimes as defined by the FBI Uniform Crime Report-Homicide,Rape,Robbery,Aggravated Assault, Burglary,Larceny-Theft Auto Theft,and Arson. This report reflects City of Newport Beach row crime data for 2015,through December 31,before unfounded crimes are removed. California and National crime figures are based on the 2014 Uniform Crime Report which is the most recent edition. Crime Rate refers to the number of Part I Crimes per 100,000 people. Number of Active ABC Licenses is the total of all types of retail licenses known to the NBPD as of 0110712016. All Population figures taken from the 2010 US Census. 1/27/2016 32 Additional Information Calls for Service at 1703 Westcliff Dr Burg/Theft From Auto 0 0 0 0 0 0 0 0 Burg/Theft From Auto 0 0 0 0 Highest Volume Crime in 0 0 RD26 0 0 Burg/Theft From Auto 0 0 0 0 Highest Volume Crime in 0 0 R029 0 0 Burg/Theft From Auto 0 0 33 34 Attachment No. ZA 5 Resolution No. ZA2013-013 approving U P2013-001 35 3o RESOLUTION NO. ZA2013-013 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP 2013-001 FOR THE WESTCLIFF COURT TEA ROOM, AN EATING AND DRINKING ESTABLISHMENT LOCATED AT 1703 WESTCLIFF DRIVE (PA2013-004) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Deborah Standley, with respect to property located at 1703 Westcliff Drive, and legally described as the Northwesterly 80 feet of Lot 7, Tract 4225 requesting approval of a minor use permit. 2. The applicant proposes a minor use permit to convert 1,000 square feet of an existing 1,300-square-foot commercial space to dining and kitchen facilities for the purpose of establishing a tea room (Eating and Drinking Establishment) with accessory retail of tea products. No late hours (after 11:00 p.m.) or alcohol sales are proposed as part of this application. 3. The subject property is located within the CG (Commercial General) Zoning District and the General Plan Land Use Element category is CG (General Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 14, 2013 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to Section 15301 of the California Environmental Quality Act under Class 1 (Existing Facilities) of the Implementing Guidelines of the California Environmental Quality Act. 2. The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves interior alterations to improve an existing commercial space to an eating and drinking establishment with accessory retail sales. 37 Zoning Administrator Resolution No. ZA2013-013 Page 2 of 9 SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding 1. The proposed project is a food service, eating and drinking establishment to be located within the Westcliff Court retail and business office center (between Sherington Place and Westcliff Drive), which is designed and operated as a commercial center. 2. The General Plan land use designation for the site is CG (General Commercial), which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. 3. The proposed eating and drinking establishment is consistent with the General Plan General Commercial (CG) land use designation, as it is intended to serve a limited range of specialty food and beverage products to residents and visitors. 4. The subject property is not part of a specific plan area. Finding B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding 1. The site is located within the Commercial General (CG) Zoning District of the Newport Beach Zoning Code. The intent of this district is to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. The proposed eating and drinking establishment is consistent with the land uses permitted within this zoning district. 2. Pursuant to Section 20.20.020 (Table 2-5 Allowed Uses and Permit Requirements), the proposed project requires approval of a minor use permit, because it is located within 500 feet of the residential zoning districts located north and south of the subject site. 02-13-2013 38 Zoning Administrator Resolution No. ZA2013-013 Page 3 of 9 3. The proposed use complies with Section 20.48.090 (Eating and Drinking Establishments) relating to required operating standards, and conditions of approval are included in this approval to maintain those requirements. 4. Section 20.40.060 (Parking Requirements for Food Service Uses) establishes criteria to determine the parking requirements for uses from one (1) parking space for every 30-50 square feet of net public area. The proposed project has a net public area of 810 square feet and has seating for a maximum of 18 customers. The establishment will be located within the Westcliff Court commercial center. Staff believes one (1) space for every 50 square feet of net public area is a reasonable number to require for the proposed use, given the project characteristics, parking supply, and mix of existing tenants located within the commercial center. Based on the net public area of the proposed establishment, a total of 17 parking spaces will be required (810/50 = 16.2). The Westcliff Court commercial center has surplus parking spaces available to provide the parking spaces required to accommodate this parking rate and the proposed use. Finding C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding 1. The proposed project involves interior alterations to an existing commercial space within Westcliff Court to an eating and drinking establishment. The commercial center will still provide a surplus of parking spaces. 2. The proposed use will provide tea products for sale and will offer food products for on-site consumption with seating for a maximum of 18 customers. The operational characteristics of the use are those of an eating and drinking establishment, which is a typical use in these types of commercial centers. 3. The conditions of approval limit the hours of operation for the establishment from 7:00 a.m. to 10:00 p.m., daily. These hours will be compatible with the other uses in the shopping center and are not considered to be late by definition of the Zoning Code. 4. The proposed establishment will be located within a commercial center in a nonresidential zoning district. Although it is located less than 500 feet of a residential district directly to the north and south (within approximately 100 feet), the establishment is separated by a public right-of-way, landscaped area, and parking lot. The separation provides a buffer from potential noise generated by the establishment. The applicant is also required to control trash and litter around the subject property. 02-13-2013 39 Zoning Administrator Resolution No. ZA2013-013 Page 4 of 9 5. 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. 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 existing building and parking lot within Westcliff Court have functioned satisfactorily with the current configuration. The proposed project, which includes interior alterations to convert an existing commercial space to an eating and drinking establishment will not negatively affect emergency access. 2. Adequate public and emergency vehicle access, public services, and utilities are provided within Westcliff Court and the surrounding area. 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The project has been reviewed and this approval includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2 The restrictions on seating and net public area prevent adverse traffic impacts for the surrounding residential and commercial uses. 3. The proposed food service, eating and drinking establishment will help revitalize the project site and provide an economic opportunity for the property owner to 02-13-2013 40 Zoning Administrator Resolution No. ZA2013-013 Page 5 of 9 update the tenant space and provide additional services to the residents and visitors alike. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2013-001, 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 fourteen days after the adoption of this Resolution 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 14TH DAY OF MARCH, 2013. re d Wisneski, All P, Zoning Administrator 02-13-2013 41 Zoning Administrator Resolution No. ZA2013-013 Page 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division Conditions 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2013-001 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, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This minor use permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. The hours of operation for the establishment shall be limited to 7:00 a.m. through 10:00 p.m., daily. 7. The interior net public area shall be limited to 810 square feet. (This sum includes the 210-square-foot retail sales area.) 8. A minimum of 17 parking spaces (1 parking space per 50 square feet of net public area) shall be provided within the commercial center for the establishment. 9. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent review and may require an amendment to this use permit or the processing of a new use permit. 10. 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. 11. 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. 02-13-2013 42 Zoning Administrator Resolution No. ZA2013-013 Page 7 of 9 12. No outside paging system shall be utilized in conjunction with this establishment. 13. All trash shall be stored within the building or within the existing dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 14. 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. 15. 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. 16. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 17. 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. 18. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 19. 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 Westcliff Court Tea Room MUP including, but not limited to, the Minor Use Permit No. UP2013-001 (PA2013-004). 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. 02-13-2013 -4.3 Zoning Administrator Resolution No. ZA2013-013 Page 8 of 9 Public Works Conditions 20. All improvements shall be constructed as required by Ordinance and the Public Works Department. 21. Applicant shall reconstruct the existing and/or otherwise damaged concrete sidewalk panels, curb and gutter along the Westcliff Drive and Sherington Place frontages. 22. The existing street tree(s) along Westcliff Drive and Sherington Place shall be protected in place. Unauthorized tree removal(s) will trigger substantial penalties for all of the parties involved. 23. All new and existing sewer laterals shall have a sewer cleanout installed per City Standard STD-406-L with a traffic-grade box and cover. The new sewer cleanout shall be located within the public right-of-way. 24. All new and existing water services (i.e., domestic, irrigation, and fire) shall be protected by a City-approved backflow assembly per City Standards. 25. An encroachment permit is required for all work activities within the public right-of-way. 26. All improvements shall comply with the City's sight distance requirement pursuant to City Standard STD-110-L. 27. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 28. All on-site drainage shall comply with the latest City Water Quality requirements. 29. Applicant is responsible for all upgrades to the City's utilities as required to fulfill the project's demand, when necessary. Fire Department Conditions 30. A 2A 10BC fire extinguisher shall be placed in a conspicuous location. 31. Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, and an automatic fire extinguishing system consisting of a wet chemical extinguishing system complying with UL 300. 32. Sprinkler modifications may be required with any changes made to the interior of the tenant space at the discretion of the Fire Department. 02-13-2013 44 Zoning Administrator Resolution No. ZA2013-013 Page 9 of 9 Building Division Conditions 33. 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. 02-13-2013 45 40 Attachment No. ZA 6 Project Plans 47 42 PA2015-218 I 1703 WEST(ZLIF- F I { ® i 1 NEWPORT BEA(0".4H, CA 92660 S PACE (N),YX1YWA.I.OPENING CPE OF WORK: AREA OF WORK FIRMAKEUPARDUCT i (E}2 GAS LINE IsE£s1 FORDE11&8i EXISTING RESTAURANT,, INSTALL TYPE I EXHAUST HOOD&COOKING EQUIPMENT. 3 5 PROJECT DESCRIPTION II I T' DESIGN CODES: ALL CODES SHALL CONFORM TO THE 2013 CBC, 2922 WEST TEMPLE STREET + y ianon MC,CPC, CEG, CFC, 2013 ENERGY EFFICIENCY I LOS ANGELES, CA 90026 ( ._._.._...,_.........._:._......_„,-.....__-...-..,.. ...__..._,........-_.__:. ._ -..._._.--..xy..F_m,.:,�....:+.rte............ ..'.......,.....,..u.v:.. .�...d+.m.-rcx«.. m._:.......;xu +m+u..mv_.:..._. ....._..,:_:-«:_..'�::v..u.v..�..,. ..u-�:_.,:_»..,:. ._,.,,....-. .._.......wn _ ..v!>..w. .F �, ITY NEWPORT BEACHI TEL 213 . 384 . 81 31 SCDES GNLA@YAH00.COM 14 MUNICIPAL CODE �t STANDARDS, AND THE C e ' - _� - 1 PROPOSED OCCUPANCY W CAFE i 'S.. t ..�4_,... � 1., ` _ t ._«_ ( �...�...� i, r..; �~' } ��:; p _ KITC EN m 1 € # r I TYPE OF CONSTRUCTION: TYPE V-B I tea, KAM ter•.'xa ear pme i qt6^ 3,-00 i S OF STORIES. 2 -- w ' NO - DESCRIPTION OF USE: RETAIL 1 DINING ° p t OCCUPANT LOAD: 49 I } A F '.. e3 E 1 #� I p 2 , , . f t s. - { t { a a j g I t o _ _ o x a t S b :._ 1.. i - d _„�-.._:_.-,._.v.. - .. „_ ...�.__. ,.�.„ ,_.» ...,».,1 ...�.t,_:__.. _ ....,_..,.w.....M f-..,._....._, >....__.I... _.,.„_._. _.. .._ _..3._.._»i_..__..�: p� a[U I ._. 1 6• S t ` i n p T 1 g T-1.0 ARCHITECTU L -SCOPE OF WORK, SHEET INDEX . I / {E) R R `� 5'�° FLOOR& SITE PLAN I t` LI*.L (.uC. SLUG.*s :z \' r :1. {; —i — V _RESTROOM ELEVATIONS + . a LL u � L — ILu LL -t— — ®s- K-1.0 ARCHITECTURAL -EQUIPMENT PLAN um jcLEnRSP -HEALTH DEPT. NOTES { ” — — - e -EQUIPMENT&FINISH SCHEDULE `rr °�/ 1. MECHANICAL uj -ROOF PLAN&HOOD NOTES € uj 00- HED ' ..p . EXHAUST HOOD SEC DETAIL Q � } a I , t � -MECHANICAL EQUIPMENT S f W CAFE0. ✓ tr,rs!f-�✓ yi. I tt p 111( f .r Jed" `` ffr:p�: 4��YyyJ 0� I Afff 'xr/. ® E! t i r t iz } gt�®s mq i'.tr p I'� X d i t ii ( f Iia 11 { .T f�jr���,;1 I \ t '` TO ER __. GUS M EXISTING _ I JK ... I r D D D AREA 0 TRUNCATED I� OF 1 _. nnnn a _..._..-..:�.� ', ...w.. .-.e, DOMES tan5'tlltntR fQ r..�. T D REQUEST t TOTAL ALLOWED NET PUBLIC AREA(NPA}SHALL I ¢ U NOT EXCEED 810 SQUARE FEET 1 ! t 1 _ # I TOTAL. ilia r: TEMP. class I I ------------- METAL DOOR Al 5 F gra SEESCHEDULE i , WHERE OCCURS i k I z _ p . _« l _ PLATE MTL BOTTOM o ( S FINISH) � I # Tj Scale:NTS 1/2'MAX. I ® 1/2"SLOPE RRooa ' FLOOR PLAN" _ 1/q" MAX. Q ..revision dote I\I( 1 T-1.0 Scale: 114"= 1 Q I THRESH�ln nCTAII s&s o3so.zn�s I KEY NOTES NTS 2 8&S 0313.2013 TOILET I # 6" RR002 NOT USED 2 { # jCo 36°GRAB BAR I - I 42"GRABBAR } V 54" MIN. l`s� / 'r \ ( .RR005 TOILET PAPER DISPENSER - t , I ` Project na RR00T RRA *MIN RR606 LAVATORY i Dote: 03.02101$ "1I, . 2°-4" 4 / R.R. V FAUCET Designed bE MOURAD KIRAKOSL414 3-QMIN. RR006 MIRROROrawnB}t SAA711" FE INSULATED PIPES iy c . N -TITLE SHEET i E " 9' F KEC�E]IVED HCA, --------------- _._.. 2015 i J MAR 3 0 ELE</�T�+®� 17"-1$" ELEVATION C L 3'-0" r� TH 4 ELEVATION A ELEVATION ® sheet __. -..1. .... RESTROOM FLAN I '. T-1.0 Scale: 112"= 1'--0" Adok T-1.0 Scale. _--- I- Tm I ou RESTROOM ELEVATIONS ......._......._--------.. .__. ._ __.._ ._ ._._ _...... . ...,_...._._.........._ - ..___. ___ _.___ __.__ _. _ _ _._._ .._ ,__.. _,__ __ ___.__.. ___ --- -- --.. ._ _. _,___._ . ___._ _- -- . _._. .__.__ _._ . __._.. s s i I