HomeMy WebLinkAbout05 - KIT Coffee Minor Use Permit - PA2016-028 V,WPOR 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
March 24, 2016
Agenda Item No. 5
SUBJECT: KIT Coffee (PA2016-028)
1617 Westcliff Drive, Suite 103
• Minor Use Permit No. UP2016-007
APPLICANT: KIT Coffee — Jee Shin
OWNER: BWP Westcliff Associates, LLC
PLANNER: Jason Van Patten, Assistant Planner
949-644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: CG (Commercial General)
• General Plan: CG (General Commercial)
PROJECT SUMMARY
A minor use permit to allow the operation of a take-out service limited, eating and
drinking establishment in an existing multi-tenant commercial building. No late hours
(after 11:00 p.m.) or alcohol service are proposed with this application. The interior will
provide six (6) seats and the 128-space on-site parking lot provides parking for
employees and patrons.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. — approving Minor Use Permit No.
UP2016-007 (Attachment No. ZA 1).
KIT Coffee
Zoning Administrator, March 24, 2016
Page 2
DISCUSSION
• The applicant proposes to convert a vacant 1,141-square-foot ground floor retail
tenant space in an existing multi-tenant commercial building into a take-out
service limited, eating and drinking establishment.
• The existing multi-tenant building contains two levels and is currently undergoing
an extensive renovation. The proposed mix of uses will include medical office,
retail, eating and drinking establishments, and a fitness studio. The property
includes 128 on-site parking spaces that are located to the north, east and south
of the building.
• The proposed establishment will offer coffee, tea, and pastries and include an
area for retail sales. Proposed hours of operation are 6 a.m. to 10 p.m., Sunday
through Thursday, and 6 a.m. to 11 p.m. Friday and Saturday. No late hours
(after 11 p.m.), or alcohol service are proposed with this application. To allow for
future flexibility, a condition of approval is included allowing hours of operation
between 6 a.m. and 11 p.m., daily.
• The proposal complies with Zoning Code standards for a take-out service limited,
eating and drinking establishment, including the requirement not to exceed a
maximum of six (6) seats.
• The subject property is located in the Commercial General (CG) Zoning District.
The intent of this area is to provide for a wide variety of commercial activities
oriented primarily to serve Citywide or regional needs. A take-out service limited,
eating and drinking establishment is a permitted use in the Zoning District,
subject to the approval of a minor use permit.
• The property is designated General Commercial (CG) by the Land Use Element
of the General Plan which is consistent in intent with the CG Zoning District. The
proposed establishment is a commercial use intended to serve nearby residents,
the surrounding community, and visitors to the City of Newport Beach. Therefore,
the use is consistent with this land use category.
• The 128-space on-site parking lot provides parking for the establishment. The
parking requirement for a take-out service limited, eating and drinking
establishment (1 space per 250 square feet) is the same standard required of the
previous retail tenant. Therefore, there is no intensification of use and the
existing on-site parking is sufficient for the proposed establishment.
• In addition, a Parking Demand Analysis prepared for the property in December
2014, evaluated parking requirements and operational needs of the site based on
a mix of uses at full occupancy. The analysis concluded that the existing on-site
TmpIt:10-02-15
KIT Coffee
Zoning Administrator, March 24, 2016
Page 3
parking lot accommodated the tenant mix proposed based on the shared parking
characteristics of the site. This tenant mix accounted for a take-out service
establishment in suite 103. The Planning Commission accepted this analysis at
its meeting on December 4, 2014.
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 authorizes minor alterations to existing structures involving negligible or no
expansion of use. The proposed project involves interior improvements to convert a
retail space to a take-out service limited, eating and drinking establishment and involves
no expansion in floor area or change in parking requirement.
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:
a on Van Patten, Assistant Planner
GRljvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Project Plans
TmpIt:10-02-15
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2016-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2016-007 FOR A TAKE-OUT SERVICE LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 1617
WESTCLIFF DRIVE, SUITE 103 (PA2016-028)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jee Shin on behalf of KIT Coffee, with respect to property
located at 1617 Westcliff Drive, Suite 103, and legally described as Parcel 1 of Lot Line
Adjustment No. LA2002-031 requesting approval of a minor use permit.
2. The applicant requests a minor use permit to allow the operation of a take-out service
limited, eating and drinking establishment in an existing multi-tenant commercial
building. The establishment will offer coffee, tea, and pastries and include an area for
retail sales. No late hours (after 11:00 p.m.) or alcohol service are proposed as part of
the application. The interior will provide six (6) seats and the 128-space on-site parking
lot provides parking for employees and patrons.
3. The subject property is located in 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 in the coastal zone.
5. A public hearing was held on March 24, 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. This exemption authorizes minor alterations to existing structures involving negligible
or no expansion of use. The proposed project involves interior improvements to
convert a vacant retail tenant space to a take-out service limited, eating and drinking
establishment and involves no expansion in floor area or change in parking
requirement.
Zoning Administrator Resolution No. ZA2016-0##
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 General Commercial (CG), which is intended for
areas appropriate for a wide variety of commercial activities oriented primarily to serve
Citywide or regional needs.
2. The proposed establishment will occupy a tenant space in a multi-tenant commercial
building and will provide a service to visitors and residents living in the immediate
neighborhood and surrounding area. Therefore, the use is consistent with the CG land
use category.
3. A variety of uses including office and eating and drinking establishments are permitted
in the building. The proposed take-out service establishment would serve and be
complementary to these uses.
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 property is located in the Commercial General (CG) Zoning District. The proposed
establishment, which includes a kitchen, six (6) seats, no alcohol service, and no late
hours, is a permitted use subject to the approval of a minor use permit pursuant to
Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning Districts Land
Uses and Permit Requirements).
2. The 128-space on-site parking lot provides parking for the establishment. The parking
requirement for a take-out service limited, eating and drinking establishment (1 space
per 250 square feet) is the same standard required of the previous retail tenant.
Therefore, there is no intensification of use and the existing on-site parking is sufficient
for the proposed establishment.
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 3 of 8
3. A Parking Demand Analysis prepared for the property in December 2014, evaluated
parking requirements and operational needs of the site based on a mix of uses at full
occupancy. The analysis concluded that the existing on-site parking lot accommodated
the tenant mix proposed based on the shared parking characteristics of the site. This
tenant mix accounted for a take-out service establishment in suite 103. The Planning
Commission accepted this analysis at its meeting on December 4, 2014.
4. 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, which includes 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 Finding:
1. The proposed take-out service use is appropriate given the establishment will be
located in an existing multi-tenant commercial building accessible from two streets
(Sherington Place and Westcliff Drive), which provides convenient access to motorists,
pedestrians, and bicyclists.
2. Surrounding properties consist of residential and nonresidential uses including office
and eating and drinking establishments. The proposed establishment is compatible
with the existing and permitted uses in the area. Westcliff Drive buffers the entrance to
the establishment from residential uses located approximately 175 feet to the north.
3. As conditioned, the allowed hours of operation will be 6 a.m. to 11 p.m. daily, which
will minimize any disturbance to residents residing near the property.
4. The existing trash storage area in the parking lot is adequate to accommodate the
proposed eating and drinking establishment. It is conveniently located where materials
can be deposited and collected, and does not impede with the parking spaces.
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 parking lot provides adequate circulation and parking spaces for
employees and patrons.
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 4 of 8
2. The Fire Department reviewed the site to ensure adequate public and emergency
vehicle access is provided.
3. Any proposed site improvements will comply with the Zoning Code and all Building,
Public Works, and Fire Codes.
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 take-out service limited, eating and drinking establishment will occupy space in an
existing multi-unit commercial building that has not proven to be detrimental to the
occupants of the property or nearby properties.
2. 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.
3. The applicant is required to obtain Health Department approval prior to opening for
business, and comply with the California Building Code to ensure the safety and
welfare of customers and employees in 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. UP2016-007, 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 (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.
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 5 of 8
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF MARCH, 2016.
BY:
Patrick J. Alford, Zoning Administrator
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
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 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.
3. The 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.
4. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to the Minor Use Permit or the
processing of a new use permit.
5. 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.
6. Incidental seating for up to a maximum of six (6) patrons may be provided for on-site
consumption of food or beverage.
7. The sale of alcoholic beverages shall be prohibited unless an amendment to the Minor
Use Permit or other required application is first approved in accordance with the
provisions of the Municipal Code.
8. The hours of operation are limited to between 6 a.m. and 11 p.m., daily.
9. Parking spaces shall not be assigned for exclusive use.
10. A valid business license from the City of Newport Beach with a sellers permit shall be
required prior to start of business. Any contractors/subcontractors doing work at the
subject site shall be required to obtain a valid business license from the City of
Newport Beach prior to the commencement of any work on the subject site.
11. Approval from the Orange County Health Department is required prior to the issuance
of a building permit.
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 7 of 8
12. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code regulations or any sign program applicable to the
property.
13. 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. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of Between the hours of
7:00 a.m. and 10:00 p.m. 10:00 P.M. and 7:00 a.m.
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 100 45dBA 60dBA 45dBA 50dBA
feet of a commercial property
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
14. 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.
15. 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.
16. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities to
between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and
6 p.m. on Saturday. Noise-generating construction activities are not allowed on
Sundays or Holidays.
17. Strict adherence to maximum occupancy limits is required.
18. No outside paging system shall be utilized in conjunction with this establishment.
19. All trash shall be stored in the building or in 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.
20. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment; however, not located on or in any public property or right-of-way.
21. 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 twenty (20) feet of the premises.
02-02-2016
Zoning Administrator Resolution No. ZA2016-0##
Page 8 of 8
22. 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).
23. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10 p.m. and 7 a.m. daily, unless otherwise approved by the Director of Community
Development, and may require an amendment to this Use Permit.
24. 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.
25. 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.
26. 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.
27. 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 KIT Coffee including, but not limited to,
UP2016-007 (PA2016-028). 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.
02-02-2016
Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Applicant's Project Description
KIT
February 3,2016
Jee Shin
Kit Coffee
1617 Westcliff Drive,Suite 103
Newport Beach, CA 92660
949.697.6059
Dear City of Newport Beach:
This letter serves as our formal statement of our proposed use of Kit Coffee at Castaway Commons
development in Newport Beach: 1617 Westcliff Drive, Suite 103.The following describes in detail of
our intended use:
• Number of Employees: 3
• Number of Seats: 6
• Hours of Operation: 6 AM to 10 PM Sunday through Thursday and 6 AM to 11 PM on Friday and
Saturday.
• Use: We intend to use our space as coffee shop.We will be brewing and serving specialty coffee
and espresso roasts supplied from an outside roaster. We will also be serving teas and other hot/
cold coffee related drinks.As for our light food menu,we will be serving an array of pastries and
snacks including toast which we will push as a light brunch item.We will have a very minimal selec-
tion of bottled beverages of which will be purchased through an outside vendor.We also intend
on having designated retail merchandising space for such items as bagged coffee roasts for home
use, home brewers and supplies, lifestyle magazines and periodicals,ceramic cups,and other
home goods type merchandise.We will be seasonally highlighting and displaying featured local
artisan goods. Designed usage of the space is to accommodate primarily a grab-and-go, quick-
serve menu.Although we do expect some marginal percentage of our customers to consume the
products in-store.
Sincerely yours,
Jee Shin
Attachment No. ZA 4
Project Plans
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WESTCLIFF DRIVE PLANNING & DESIGN
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PROJECT DATA Stevenson Ranch
PROPERTY LINE 235.98' California 9 1 3 8 1
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PROJECT ADDRESS: 1617 WESTCLIFF DRIVE, UNIT 103 victor@vmc-architecture . com
NEWPORT BEACH, CA
Drawing and specifications as instruments of
APN#: 117-631-19 service are and shall remain the property of the
design professional copies of the drawings and
specifications retained by the client may be utilized
ZONE: (CG) COMMERCIAL GENERAL only for his use and for occupying the project for
which they were prepared, and not for the
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EXISTING OCCUPANCY: B (TAKE-OUT&RETAIL)
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