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Home My WebLink About03 - Crocker's The Well Dressed Frank Minor Use Permit - PA2016-025 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 C`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 14, 2016 Agenda Item No. 3 SUBJECT: Crocker's The Well Dressed Frank (PA2016-025) 211 Marine Avenue, Unit B • Minor Use Permit No. UP2016-006 APPLICANT: Crocker's "The Well Dressed Frank", Inc. OWNER: Erwin Glicksman PLANNER: Chelsea Crager, Assistant Planner (949) 644-3227, ccrager@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: MU-W2 (Mixed Use Water Related) • General Plan: MU-W2 (Mixed Use Water Related) PROJECT SUMMARY The project is a Minor Use Permit request to amend Use Permit No. UP2010-016 to allow an existing food service eating and drinking establishment with beer and wine sales (Type 41 alcohol license) to expand into an adjacent tenant space. The expanded restaurant would be 1,004 square feet with a net public area of 200 square feet. Proposed hours of operation are 7:00 a.m. to 10:00 p.m. daily. If approved this use permit would supersede Minor Use Permit No. UP2010-016. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2016-006 No.(Attachment No. ZA 1). DISCUSSION • The proposal is to convert a 438-square-foot tenant space (211 Marine Avenue, Suite B), currently a retail use, into an expansion for the existing restaurant Crocker's Expansion Zoning Administrator, April 14, 2016 Page 2 located next door (211 Marine Avenue, Suite A). The gross area for the newly expanded restaurant will be 1,004 square feet, and the net public area will be 200 square feet. • The subject property is a 2,250 square-foot lot located on Marine Avenue on Balboa Island. The zoning designation for the subject property is Mixed-Use Water Related (MU-W2). It is developed with a two-story dwelling unit in the rear, a single off-street parking space, and two commercial single-story units in the front facing Marine Avenue. The property is surrounded by MU-W2 zoned properties to the north, south, and east across Marine Avenue. To the west across a publically-dedicated alley are properties zoned Two-Unit Residential, Balboa Island (R-BI). • The MU-W2 (Mixed Use Water Related) Zoning District is intended to contain marine-related uses intermixed with general commercial, visitor-serving commercial, and residential dwelling units on the upper floors. Food service eating and drinking establishments with no late hours are permitted within this Zoning District, subject to the approval of a minor use permit pursuant to Table 2- 9 of the Newport Beach Municipal Code Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements). • The subject property is located in the MU-W2 (Mixed-Use Water Related) General Plan Land Use Designation, and is consistent with this designation. • The existing food service eating and drinking establishment, Crocker's the Well- Dressed Frank, currently operates pursuant to Use Permit UP2010-016 (PA2010-084), approved by the Planning Commission on September 9, 2010. This use permit allows the space to operate as a food service eating and drinking establishment with beer and wine sales (Type 41 alcohol license). • The new area is to be an expansion of the existing food service eating and drinking establishment and not a separate establishment. The two spaces will share a kitchen, restroom, and storage facilities. • Parking at the subject property is legal nonconforming as there is only one parking space onsite, which serves a residential unit on the property. The restaurant has a parking requirement of 1 space per 40 square feet of net public area, or five (5) spaces for the 200 square feet of net public area proposed. However, Newport Beach Municipal Code Section 20.38.060(6)(1) permits a nonresidential property with nonconforming parking to change to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement (e.g., increase in floor area, or lot area) occurs and the new use requires a parking rate of no more than 1 space per 250 square feet of gross building area. This parking rate creates a parking demand of five (5) TmpIt:10-02-15 Crocker's Expansion Zoning Administrator, April 14, 2016 Page 3 spaces for the subject 1,004-square-foot space, equal to the demand created by the restaurant. Therefore, no additional parking is required for the proposed use. • The applicable conditions of approval for UP2010-016 will be carried over to this use permit, and will ensure compatibility with the surrounding uses and minimize alcohol related impacts. Additionally, the project is conditioned that no dancing or live entertainment will be permitted on the premises. • The project is conditioned to ensure the welfare of the surrounding community and that the food service 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 ensure the safety and welfare of customers and employees of the establishment. • With the recommended conditions of approval, the Newport Beach Police Department does not object to the expansion of the restaurant with a Type 41 alcohol license. • This minor use permit will supersede Use Permit UP2010-016, which will become null and void should this subject application 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 authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves interior improvements to convert a retail space into a food service eating and drinking establishment and involves no expansion in floor area. 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. TmpIt:10-02-15 Crocker's Expansion Zoning Administrator, April 14, 2016 Page 4 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: Chelsea Crager, As� tant Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 UP2010-016 Resolution ZA 4 Project Description ZA 5 Project Plans TmpIt:10-02-15 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-006 FOR AN EXPANSION OF AN EXISTING FOOD SERVICE EATING AND DRINKING ESTABLISHMENT, INCLUDING A TYPE 41 ALCOHOLIC BEVERAGE CONTROL LICENSE, LOCATED AT 211 MARINE AVENUE SUITES A AND B (PA2016-025) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John De Frenza, with respect to property located at 211 Marine Avenue, Suites A and B, and legally described as Lot 23 in Tract 102 requesting approval of a minor use permit. 2. The applicant proposes a minor use permit to allow the expansion of an existing 556- square-foot food service eating and drinking establishment located in Suite A, including Type 41 (On Sale Beer and Wine — Eating Place) alcohol sales, into the 438-square-foot retail space in Suite B. The total proposed net public area is 200 square feet. 3. The subject property is located within the Mixed Use Water Related (MU-W2) Zoning District and the General Plan Land Use Element category is Mixed Use Water Related (MU-W2). 4. The subject property is located within the coastal zone and designated as Mixed Use Water Related (MU-W). 5. A public hearing was held on April 14, 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) of the Guidelines for CEQA. 2. 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 into a food service eating and drinking establishment and involves no expansion in floor area. Zoning Administrator Resolution No. ZA2016-### Page 2 of 11 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.E (Conditional Use Permits and Minor Use Permits — Findings and Decision) and 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). Facts in Support of Finding: 1. The following criteria has been considered: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. i. The property is located in Reporting District 42 (RD 42). 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 42 is lower than adjacent reporting districts 12, 41, and 43, and lower than the City overall. ii. In 2015, zero crimes were reported at the subject property. iii. The Police Department has reviewed the proposal, provided operating conditions of approval, and has no objection to the expansion of the food service eating and drinking establishment and alcoholic beverage license. b. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. i. The number of alcohol related arrests and citations in RD 42 is lower than adjacent Reporting Districts 41 and 12, and is higher than adjacent Reporting District 43. ii. In 2015, six calls for service were reported at the subject property. None were for crimes due to the business practice of the applicant or over service of alcohol. c. 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. 03-03-2015 Zoning Administrator Resolution No. ZA2016-t## Page 3 of 11 i. The use is located on Marine Avenue in a Mixed Use zoning designation which is consistent with the General Plan land use designation, Mixed Use Water Related. 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. ii. The subject property is in close proximity to residential zoning districts, which is consistent with the intent of the General Plan land use designation, which is to support marine-related uses intermixed with buildings that provide residential on the upper floors. d. The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. i. There are 14 active alcoholic beverage control licenses in RD 42, including the subject food service eating and drinking establishment. This equals a per capita ratio of one license for every 197 residents, and is lower than the citywide average of one license for every 194 residents. e. Whether or not the proposed amendment will resolve any current objectionable conditions. i. 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 ensure compatibility with the surrounding uses and minimize alcohol related impacts. ii. The existing hours of operation of the food service eating and drinking establishment will minimize the potential effects on land use. The establishment closes by 10:00 p.m. daily, which will ensure the use does not become a late night bar, tavern, or nightclub. iii. There are no current objectionable conditions caused by the sale of alcohol. Of the six calls for service to the subject property in 2015, none were for crimes due to the business practice of the applicant or over service of alcohol. Finding: B. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan land use designation for the subject property is Mixed Use Water related, which permits uses that are permitted in the Commercial Recreational and 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 4 of 11 Marine (CM), Commercial Visitor-Serving (CV), and Mixed-Use Vertical (MU-V) designations. The proposed expanded food service eating and drinking establishment is a use that is permitted in these zones with approval of a minor use permit and is therefore consistent with the General Plan. 2. 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 the Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The site is located in the MU-W2 (Mixed Use Water Related) Zoning District which is intended to intermix marine-related uses with general commercial, visitor-serving commercial and residential dwelling units. Food service eating and drinking establishments with alcohol and no late hours are permitted in this zone with approval of a minor use permit. 2. The existing food service eating and drinking establishment operates pursuant to Use Permit No. UP2010-016 which allowed the sale and service of food and beverages with incidental beer and wine sales, up to eight seats for customers, and hours of operation to 10:00 p.m. daily. 3. The use is proposed to remain a food service eating and drinking establishment with the same hours of operation and alcoholic beverage control license. 4. The proposed expansion will have a total of 200 square feet of net public area and will create the same parking demand of no more than 1 space per 250 square feet of gross floor area. Therefore, Zoning Code does not require additional parking to be added onsite. 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. The existing use permit, which included beer and wine sales, has been in effect since 2010 and has not proven detrimental to the area. The proposed expansion will maintain the same operating hours, alcoholic beverage control license type, and operating characteristics as the existing food service eating and drinking establishment. 2. The operational conditions of approval recommended by the Newport Beach Police Department relative to the sale of alcoholic beverages will ensure compatibility with the 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 5 of 11 surrounding uses and minimize alcohol related impacts. The project has been conditioned to ensure the welfare of the surrounding community and that the food service 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 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. 3. The conditions of approval reflected in Exhibit A of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. 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 proposed area of expansion is located within an existing retail tenant space, Suite A. Suites A and B will be combined into one food service eating and drinking establishment and will therefore share cooking facilities, storage, and a restroom. The existing site and building design has demonstrated that it is physically suitable in terms of design, location, shape, and size to support the expanded food service eating and drinking establishment. 2. Adequate public and emergency vehicle access, public services, and utilities are provided 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 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 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 sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The food service eating and drinking establishment will continue to service the neighborhood by providing dining services as a public convenience to the surrounding 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 6 of 11 residential neighborhood as well as the visitors to the area, which is an intent of the Mixed Use Water Related Zoning Designation. The service of alcohol will continue to complement the principal use of the establishment and provide an economic opportunity for the property owner and business owner to maintain a successful business in a way that 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 serving alcohol. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-006, 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. PASSED, APPROVED, AND ADOPTED THIS 14th DAY OF APRIL, 2016. BY: Patrick J. Alford, Zoning Administrator 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 7 of 11 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 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 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 may require an amendment to this Minor Use Permit or the processing of a new permit. 5. Hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. daily. Any increase in the hours of operation shall be subject to the approval of an amendment to this Minor Use Permit or the processing of a new use permit. 6. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets in accordance with Newport Beach Municipal Code Section 20.30.020 (Buffering and Screening), and shall be sound attenuated in accordance with Chapter 10.26 (Community Noise Control). 7. The facility shall comply with the provisions of Chapter 14.30 (Fats, Oils, Grease Control) for commercial kitchen grease disposal. A grease interceptor shall be installed, unless otherwise approved by the Building Division. Any changes to the facility or use, including menu changes or the addition of cooking facilities, that may result in the introduction of grease or similar byproducts shall be reviewed for conformance with Chapter 14.30 and may at that time require the installation of a grease interceptor. 8. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Division. 9. Should the alcoholic beverage control (ABC) license be transferred, any future license holders, operators or assignees shall be notified of the conditions of this approval by either the current licensee, business operator, or the leasing company. Future licensees, operators or assignees shall submit, within thirty (30) days of transfer of the ABC license, a letter to the Planning Division acknowledging their receipt and acceptance of the limitations, restrictions, and conditions of approval of this minor use permit. 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 8 of 11 10. The type of alcoholic beverage control license issued by the California Board of Alcoholic Beverage Control (ABC) shall be a type 41 in conjunction with the service of food as the principal use of the facility. Any upgrade in the alcoholic beverage license shall be subject to the approval of an amendment to this application and may require approval of the Zoning Administrator or Planning Commission. 11. The alcoholic beverage sales for the purpose of on-site consumption shall be limited to the designated dining areas indicated on the floor plan submitted with the application. Any change in the operation of on-sale alcoholic beverage sales or increase in the dining area devoted to alcohol sales for customers shall be subject to the approval of an amendment to this minor use permit issued by the Zoning Administrator. 12. Bar counters for the service of alcoholic beverages shall be prohibited. 13. The operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. If the operator fails to discourage or correct nuisances, the Zoning Administrator may review, modify, or revoke this minor conditional use permit in accordance with Chapter 20.96 of the Zoning Code. 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 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. 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. 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 Director of Community Development, and may require an amendment to this use permit. 18. No outside paging system shall be utilized in conjunction with this establishment. 19. 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. 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 9 of 11 20. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director of Community Development may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 21. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 22. All signs shall conform to the provisions of Chapter 20.42 (Signs) of the Municipal Code. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on- site or off-site, to advertise the food service eating and drinking establishment. 23. Temporary signs shall be prohibited in the public right-of-way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 24. 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. 25. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 26. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when served in conjunction with food ordered from the full service menu. 27. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 28. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the exterior shall constitute a violation of this condition. 29. Service and consumption of alcoholic beverages shall be limited to the interior of the food service eating and drinking establishment. Applicant shall post and maintain a professional quality sign (clearly visible at front exit) that designates the specific area 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 10 of 11 where customers may consume alcoholic beverages. Posted sign shall read "NO ALCOHOLIC BEVERAGES MAY BE TAKEN BEYOND THIS POINT." 30. The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 31. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food and retail sales during the same period. The licensee shall maintain records that reflect separately the gross sale of food and the gross sales of alcoholic beverages of the licensed business. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the City of Newport Beach on demand. 32. Live entertainment and dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit or other required application is first approved in accordance with the provisions of the Municipal Code. 33. A covered wash-out area for refuse containers and kitchen equipment, with minimum usable dimensions of 36-inches wide and 72-inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Building Official and Public Works Director in conjunction with the approval of an alternate drainage plan. 34. The use permit is for the operation of full-service, small-scale food service eating and drinking establishment and does not authorize the use or operation of a bar, tavern, cocktail lounge, nightclub, or commercial recreational entertainment venue. 35. No background music shall be allowed on any of the outdoor patios, dining areas, lounges, or waiting areas. 36. Any event or activity staged by an outside promoter or entity, where the applicant, operator, owner or his employees or representatives share in any profits, or pay any percentage or commission to a promoter or any other person based upon money collected as a door charge, cover charge or any other form of admission charge, including minimum drink orders or sale of drinks is prohibited. 37. Full meal service shall be provided during all hours of operation. 38. The rear doors of the facility shall remain closed at all times. The use of the rear door shall be limited to deliveries and employee use only. Ingress and egress by patrons is prohibited unless there is an emergency. 39. All exits shall remain free of obstructions and available for ingress and egress at all times. 40. Strict adherence to maximum occupancy limits is required. 41. All trash shall be stores within a commercial trash bin with a solid lid to screen the trash and maintain odors. The lid shall be kept closed at all times. The commercial trash bin 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 11 of 11 shall be located flush against the rear wall of the residential building and parallel to the alley to minimize its encroachment into the 10-foot alley setback. 42. 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 bin specified in Condition No. 41. 43. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 44. 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. 45. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department, including for the existing improvements that were constructed without the benefit of building permits. 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. 46. 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 property owner or the leasing agent. 47. 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. 48. 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 Crocker's Restaurant Expansion including, but not limited to, Minor Use Permit No. UP2016-006 (PA2016-025). 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 VICINITY MAP _ d rp-• 7188 ut �� _ LI �• l {y. _ � � . I, L217A ".1. 12, d _ jlf — a •• - I IF 211 A N `ry •��y1 A� o � _ c' f� .i ?11 w � �'j�• _ N n. • N v -x a 1304 � ~ sat da - Minor Use Permit No. UP2016-006 PA2016-025 211 Marine Avenue Attachment No. ZA 3 UP2010-016 Resolution RESOLUTION NO. 1821 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2010-016 FOR A FULL-SERVICE, SMALL-SCALE RESTAURANT WITH BEER & WINE SERVICE LOCATED AT 211 MARINE AVENUE (PA2010-084) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Hyun Wang, with respect to property located at 211 Marine Avenue, and legally described as Lot 23, Block 12, Balboa Island Section Four, requesting approval of a use permit. 2. The applicant is proposing to change an existing take-out service restaurant to a full- service, small-scale restaurant, add eight seats, and introduce the service of beer and wine. 3. The subject property is located within the Retail and Service Commercial- Residential Overlay (RSC-R) District and the General Plan Land Use Element category is Mixed- Use Water-Related (MU-W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water-Related (MU-W). 5. A public hearing was held on September 9, 2010, 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 Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). The project consists of minor interior alterations to accommodate the addition of eight seats. The addition of seating and the introduction of beer and wine service are considered a negligible expansion of the existing use. SECTION 3. REQUIRED FINDINGS. 1. Pursuant to Section 20.82.060 of the Zoning Code, the proposed change in use classification to a full-service, small-scale restaurant and introduction of beer and wine service require the approval of a new use permit. In accordance with Section 20.91.035 Planning Commission Resolution No. 1821 Page 2 of 9 of the Zoning Code, the following findings and facts in support of such findings are set forth: Finding: A. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: A-1. The site is located within the Retail and Service Commercial- Residential Overlay (RSC-R) District. This district is intended to provide areas which are predominately retail in character, but also allows service and office uses. The residential overlay is intended to allow residential uses on the second floor or above. Full-service, small-scale restaurants, with ancillary beer and wine sales for on-site consumption, are permitted uses within the RSC-R District. Finding: B. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: B-1, The Land Use Element of the General Plan designates the project site as Mixed-Use Water-Related (MU-W2). Full-service, small-scale restaurants, with ancillary beer and wine sales for on-site consumption, are permitted uses within this land use designation. B-2. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. B-3. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. B-4. The operation of the restaurant will continue to be restricted to the hours between 7:00 a.m. and 10:00 p.m., daily. B-5. No dancing or live entertainment will be provided on the premises. B-6. The restaurant is oriented toward Marine Avenue in a manner that shields the restaurant activity from the residential uses towards the rear. Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 3 of 9 B-7. A restaurant has been operated in this location since 1988 under the original approval of Use Permit No. 3319 and has not proven detrimental to the area. B-8. Restaurant uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. Finding: C. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: C-1. Full-service, small-scale restaurants are a permitted use in the RSC-R Zoning District, subject to approval of a use permit. The project substantially conforms to the development standards of the Zoning Code, and the waiver of development standards as it pertains to site requirements and parking will not be detrimental to the adjoining properties. C-2. The project has been reviewed and conditioned to ensure that the purpose and intent of Chapter 20.89 (Alcoholic Beverage Outlet) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. The service of beer and wine is intended for the convenience of customers dining at the restaurant and the operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance to areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. 2010-084, 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 4 of 9 3. This resolution supersedes Use Permit No. 3319 as approved by the Planning Commission on July 21, 1988, which upon vesting of the rights authorized by this use permit, shall become null and void. PASSED,APPROVED AND ADOPTED THIS SEPTEMBER 9, 2010. AYES: Eaton, Unsworth, Ameri, and Toerge NOES: Hawkins EXCUSED: McDaniel and Hillgren BY: Ud �. Charles Unsworth, Vice Chairman BY: � s,fylie. e° oerge, Secretary Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 5 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 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. 2010-016 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 is required to obtain all applicable permits from the City Building and Fire Departments. 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. 5. 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. 6. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 7. This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this use permit or the processing of a new use permit. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 6 of 9 10. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 11. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 12. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on-site or off-site, to advertise the restaurant. 13. Temporary signs shall be prohibited in the public right-of-way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 14. The restaurant development standards pertaining to parking lot illumination, circulation, walls, landscaping, utilities, refuse storage, and the required parking spaces shall be waived. 15. 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. 16. The approval is only for the establishment of a restaurant type facility as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale and service of alcoholic beverages incidental to the food use. 17. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 41 in conjunction with the service of food as the principal use of the facility. Any upgrade in the alcoholic beverage license shall be subject to the approval of an amendment to this application and may require the approval of the Planning Commission. 18. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 19. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 7 of 9 except when served in conjunction with food ordered from the full service menu. 20. Hours of operations shall be limited to between 7:00 a.m. and 10:00 p.m., daily. 21. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the exterior shall constitute a violation of this condition. 22. Service and consumption of alcoholic beverages shall be limited to the interior of the restaurant. Applicant shall post and maintain a professional quality sign (clearly visible at front exit) that designates the specific area where customers may consume alcoholic beverages. Posted sign shall read "NO ALCHOLIC BEVERAGES MAY BE TAKEN BEYOND THIS POINT." 23. The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 24. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food and retail sales during the same period. The licensee shall maintain records that reflect separately the gross sale of food and the gross sales of alcoholic beverages of the licensed business. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the Department on demand. 25. Live entertainment and dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit or other required application is first approved in accordance with the provisions of the Municipal Code. 26. A covered wash-out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternate drainage plan. 27. The Use Permit is for the operation of full-service, small-scale restaurant and does not authorize the use or operation of a bar, tavern, cocktail lounge, nightclub or commercial recreational entertainment venue. 28. No background music shall be allowed on any of the outdoor patios, dining areas, lounges or waiting areas. 29. Any event or activity staged by an outside promoter or entity, where the applicant, operator, owner or his employees or representatives share in any profits, or pay any percentage or commission to a promoter or any other person based upon money collected as a door charge, cover charge or any other form of admission charge, including minimum drink orders or sale of drinks is prohibited. 30. Full meal service shall be provided during all hours of operation. 31. The rear doors of the facility shall remain closed at all times. The use of the rear door Tmplt:04/14/10 Planning Commission Resolution No. 1821 Page 8 of 9 shall be limited to deliveries and employee use only. Ingress and egress by patrons is prohibited in unless there is an emergency. 32. All exits shall remain free of obstructions and available for ingress and egress at all times. 33. Strict adherence to maximum occupancy limits is required. 34. The applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 35. 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. 36. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 37. No outside paging system shall be utilized in conjunction with this establishment. 38. All trash shall be stored within a commercial trash bin with a solid lid to screen the trash and maintain odors. The lid shall be kept closed at all times. The commercial trash bin shall be located flush against the rear wall of the residential building and parallel to the alley to minimize it's encroachment into the 10-foot alley setback. 39. 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 bin specified in Condition No. 38. 40. 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. 41. 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. 42. The applicant shall ensure that the trash bins and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained bins or periodic steam cleaning of the bins, if deemed necessary by the Planning Department. Cleaning and maintenance of trash bins shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). Tmpit:04/14/10 Planning Commission Resolution No. 1821 Page 9 of 9 43. 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 Planning Director, and may require an amendment to this Use Permit. 44. 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. 45. 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 Hakone including, but not limited to, Use Permit No. 2010-016 and the determination that the project is exempt under the requirements of the California Environmental Quality Act. 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, attomeys' 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. 46. A maximum of eight seats shall be permitted, as depicted on the approved plans. 47. The applicant shall submit plans for the construction of the new counter to the Building Department for review within 30 days of the effective date of this approval. Construction of the new counter and implementation of the approved seating arrangement shall be completed by December 31, 2010, Tmplt:04/14110 Attachment No. ZA 4 Project Description 2/�12-&)/(� �d2/30 /5GA A/D� 92(rto 2 7r;t)j 4� � a>sY 6" . � m, -�, I DP LlVa� w �im p� Zo/G-oZ5 ,su� -�Lt-r fury� 2 �/IOpoSdp 7u� /G/�I��r�l'S gCis�.vg �Oi77ote5 . �C,�ala2 ;corp s (,e67;ep- 7a �> IVE Y N ��-uFr_o�O �uT s` ea�� s CL 1�13ri/ c J�l .v�' �r/Exee� SiaI q �/� D will A L N N r O C N / /�C n�s � ®�1� 1 r us��j � 1,21 `60/"s _ cJ�p erg B 1716ArWA W,—f s APDL'. nE� ) tea` / lit I Attachment No. ZA 5 Project Plans TmpIt:10-02-15 PA2016-025 EQUIPMENT SCHEDULE DESCRIBING EXISTING, NEW & EQUIPMENT SUBSTITUTIONS / ITEM ITEM DESCRIPTION REMARKS & NOTES BTUH COUNT I° 7'-0EXISTING DRAINS TO EXISTG FUR. SINK PROVIDE NEW SOAP DISPENSER & TOWEL DISPENSER. N.S.F O HAND SINK ( 1 -4' 1 -4"2'-3" 2'-8' 2'_5" 6'-7" O FRONT COUNTER, UNDERCOUNTER MARBLE TOP, WASHABLE INTERIOR FINISH, 6" CAST IRON LEGS " TT CASH REGISTER & DROP SAFE BT'M OF COUNTER MIN. 6" AFF EXISTING FIRE 12 O EXTINGUISHER WALL MOUNTED N NO 42" HIGH OD COUNTER DRY STORAGE SHELVING THREE TIER, 18" WIDE STAINLESS STEEL . NSF II — 1 ❑ 1 rJ W 1 32 UN. FT, PROVIDED , O EXISTING DRAINS TO EXISTG FLR. SINK CORNER TO BE PROTECTED WITH EXISTING1 ExISnNc ° ❑ It I 5 PREP. SINK NEW RUBBER GUARD TOILET RSTR M LAVATORY NLn EXISTING WITH 18" WDE (MIN.) REPLACE IXISIING FAUCET SPOUT WITH FLEX HOSE -T&S s/S FlEX HOSE 44" I 6 3 COMP' SINK DRAIN BOARD BOTH ENDS. NSF LEVEL EXISTING SINK Ln COOK'G � CLN'G \ SINK � (E) F/s I �I CSTM R AREA \ _ / OJ AREA EXISTING 32" X 32" C EMICALRSTORAGEHELF FOR RCV G AREA M 0 AREAS 71 SF O MOPSINK FIBERGLASS PAN. APPROVED BACKFLOW PREVINTION E F/S 1 3 \ 36"WIDE O 8 EXISTING TAKAGI TANKLESS GAS USE. N.S.F FffO O \ = ACCESS W/ TOP DOCi2 xISTING DOOR O WATER HEATER MDL T-Mt MOUNTED ABOVE MOP SINK ON OPPOSITE WALL u SHADED AREA 1 \ EXISTING HOOD 1750 CFM EXISTING TO BE CLEANED & SERVICED EXSTG TOTAL=407,000 BTUH I� I EXISTING UNIT A O CAPTIVE AIR (SEE MF'G SHEET) 3'-3" X 7'-0" SHAFT & ANSUL SYSTEM IN PLACE PROPOSED =287,000 BTUH — I _ • 42" HIGH WOOD COUNTER EXISTING 36" DOOR MICRO-SWITCH I ® 21 �� ALES DISPLAY _42" HI _ _ _ _ 10 AIR CURTAIN MARS STND'RD 36" UNIT DOOR ACTIVATED. N.S.F / nQ SKETCHOF INTERIOR REFR G ` 2' 3'-0" SRV'G \ 11 LOCKERS LLJ 2 EMPLOYEES N.S.F L/ / LL, 7 —6 ' A 29'-3" III N FRYER UNITS ANETS GOLDENFRY 111,000 BTUH-REPLACES ITEM /2 222,000 BTUH D ® I O d _ • �Yi c� 1 (1) UNIT MDL$ 14-GS AMERICAN RANGE 120,000 BTUH UNIT (347,000 BTUH PREVOUS) cn04 a'(3)nER = I • DISCONNECT 0 GAS CONNECT EACH UNIT TO EXISTING (2) 1" GAS COCK/VALVES REDUCTION= <125,000 BTUH> Q (p ted' 7- 5'WRKTBL'E STEAM SALES 1 MICRO COUNTER SALES a N • CHANGING 11 TR '._ u 3' BAKERY � a Ld AREA 4 � CASE 2 I AMERICAN RANGE 6 BURNER RANGELdSECOND FRYER REPLACES ITEM #3 (7) REMOVE EXSTG BRICK 227,000 BTUH UNIT m' Ln Lf) ia R�O� _ - VENEER & WINDOW O QOFOOD PREP \ az" HIGH POP-OUT TO EXISTING 24" GRIDDLE AMERICAN RANGE 60,000BTUH-REPLACES ITEM /4 60,000 BTUH /4'(3)nER IDRY AREA CV / I ORIGINAL BLDG OPENING. 1 3 (NO CHANGE) v / U 00 OJSTORAGE ARMG-24 AMERICAN RANGE EXISTI BTUH UNIT' DISCONNECT 0 GAS CONNECT UNIT TO EXISTING 3/4" GAS COCK/VALVE / ) 0 CSTM'R AREAz 6" WIDER STAND FOR /13 26"X26"X28" ST. STL FIXED LEGS - NO CASTERS v / (/) 00 129 SF � ' 14 w/ OPEN SHELFQ 0 LLJ ;i 41w A MOP,/ s' SANDW CH STAT ON / EXISTG BRICK VENEER STEAM TABLE DUKE 302-NAT 3.0375"X22.45"X34" 5,000 BTUH m n JA N immimmi _ 4'wRKTBL'E REACH-IN � � I 70 REMAIN `'� 5 UNIT AEROHOT STEAMTABLE FIXED LEGS - NO CASTERS INCREASE= 5,000 BTUH Q O /� ��//,,�� W/ (2) ROLL-TOP COVERS 2,500 BTUH BTUH BTUH Q < 4 1 � 8 — — — �0"X� CONNECT UNIT TO EXISTING MANIFOLD W/ 3/4" GAS COCK/VALVE Q J 18" SHELVE ABV. SALES / DISPLAY WALL — — = DISCONNECT ® GAS Q) L j m WALL SHELVING ST. STL 12" DP OVER SINK CUSTOM INSTALL —D N U F- 38" 38" WIDE 38" WIDE 38" WIDE 38" WIDE 16 MOUNT AT 48"AFF EXISTG WINDOW EXISTG WINDOW EXISTG WINDOW EXISTG WINDOW J�-_ NORTH zN1 DRINK DISPLAY / ICE BUCKET TRUE GDM-9-LD36 1/8"X22 3/8"X39 i/2"DRAINS TO FLOOR SINK PLACE ON NON-POUROUS SURFACE '. 2'-O„ 1 8 ICE CREAM FREEZER REDCO INSTACUT 8"X14 1/2" 14"(22 1/4" OPEN) SELF-CONTAINED, UNDERCOUNTER ITEM X15017 MANUAL ACTION SB )a�FE " 36 —6' UNDERCOUNTER ICE-O-MATIC WATER OUTLET TO BE ROUTED TO U 19 ICE MAKER ICEU070 EXISTING ADJACENT FLOOR SINK z FLOOR PLAN ® TABLE SANDWICH TRUE WITH 3 STEM CASTERS 3/8"X 30 1/8"X 36 3/4" (NO PREVIOUS SIZE NOTED) " X 33 / " X 78 / REACH-IN TRUE STMiR-iS 27 1 S�4�1 O 2 3 4 1 4 VICINITY MAP 1 — 1 / " (REPLACES 2 DOOR TRUE UNIT) PROPOSED UNIT I HALF THE REFRIGERATOR ON CASTERS PREVIOUS EQUIPMENT NT SIZE z REACH-IN TRUE STMiF-IS 27 1/2" X 33 3/4" X 78 1/4" (PROPOSE SAME UNIT OR EQUAL) Q FREEZER ON CASTERS ® EXISTING 2 BURNER HOT TOP PROVIDE COVER PLATES AT (2) OPENINGS 0 ABANDONED PIPING IN WALL LL w Q U) ® TRASH BIN WASHABLE/SEALED CABINET INTERIOR, REMOVABLE BIN w PROVIDE 12 X 8" SEALED OPENING IN CABINET ABOVE U) EXISTING RETAIL STORE ® NEW ICE MAKER L� CONNECT COLD WATER TO EXISTING W CONNECT SEWER DISCHARGE UNE TO EXISTING ( NOT A PART) FLOOR SINK ON OTHER SIDE of WALL. EXISTING SIDING BEHIND AWNING O PROPERTY LINE PROPOSED NEW SIGNAGE � I�S?Jfl YARD AREA w Q w ><D w z Q > U Fr7J ro 11 Ir :z O Q � EXISTINGEXISTING EX TING U-) LL W Z RS M TOILET LA TORY z J LJJ V) Q co o STAIRS TO SINK UNC A w o . UPPER GFA=-,l 566 SF m m Q RESIDENTIAL SEATIN = 80 SF w C) c W = z (� UNIT x XISnN� DGR z I � � U N CLl 1' EXIISTING _ > x z IPATIO z Q L1J Z W z: UNIT B II m z w 11 z —. QL11 GFA- 438 SF II X Q SKETCH OF EXTERIOR EXISTING SEATING = 120 SF Lij z; RESIDENTIAL SUBJECT TENANT SPACE _ REMOVE EXISTING AWNING W a ( NOT A PART) - ( SHOWN SHADED HERE ) N � �I ' z '—ITI a w Q . I I v' (n z _J Q L---_J MEIRS 4 CTRICAL EX ST DISPLAY RECONSTRUCT FRONT ENTRY CASE �° . � '� PROPERTY LINE TO PROVIDE ADA ACCESS W . . . . . . . .Y.ABF . ARF1� . . . . . . — . . — . . — . . . . — . . . . . . . . . z 0 1E CTI Li- FEBRUARY LFEBRUARY 3RD, 2016 I - _ NORTH EXISTING RETAIL STORE ( NOT A PART) CROCKER ' S "THE WELL DRESSED FRANK ", INC. SITE PLAN 211 MARINE AVENUE, UNITS A & B NEWPORT BEACH, CA 92662 EXISTING EXTERIOR SCALE: MBL: ('/9 4))8785 0556, JOHN DIE FRENZANZA of