HomeMy WebLinkAbout04 - Green Element 365 Juice Bar Minor Use Permit - PA2016-040 0
COMMUNITY DEVELOPMENT DEPARTMENT
UPLANNING DIVISION
eK 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
cq�rppRpx► 949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 14, 2016
Agenda Item No. 4
SUBJECT: Green Element 365 Juice Bar (PA2016-040)
609 East Balboa Boulevard
• Minor Use Permit No. UP2016-010
APPLICANT: Green Element 365, Inc.
OWNER: Pacific 360, LLC
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
(949) 644-3253, bzdeba@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: MU-V (Mixed-Use Vertical)
• General Plan: MU-V (Mixed Use Vertical)
PROJECT SUMMARY
A minor use permit to allow a juice bar (Take-Out Service, Limited Eating and Drinking
Establishment) to operate in an existing 920-square-foot vacant ground floor
commercial tenant space of a two-story mixed-use development. The project includes
tenant improvements to create a food preparation area, front counter, retail area and
signs. The proposed hours of operation are from 6:00 a.m. to 6:00 p.m., daily, with
potential adjustments due to seasonal changes.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2016-010 (Attachment No. ZA 1).
DISCUSSION
• The proposal is to convert a vacant 920-square-foot ground floor commercial
tenant space into a take-out service limited, eating and drinking establishment
Green Element 365 Juice Bar
Zoning Administrator, April 14, 2016
Page 2
that will prepare and serve fresh juice, acai bowls along with retail of health food
related merchandise and packaged items. The second floor is developed with a
residential unit. Parking is provided within a garage at the rear of the property,
accessed from East Ocean Front Alley.
• The proposed hours of operation are 6:00 a.m. to 6:00 p.m., daily. No late hours
(after 11:00 p.m.) or alcohol service are proposed as part of this application. In
order to allow for future flexibility, a condition of approval is included allowing
hours of operation between 6:00 a.m. and 10:00 p.m. daily.
• No seats are proposed; however, staff has included a condition of approval to
allow a maximum of six seats, consistent with the take-out service, limited
standards.
• The property is designated Mixed-Use Vertical (MU-V) by the Land Use Element
of the General Plan, which is intended to provide for areas appropriate for the
development of mixed-use structures that vertically integrate residential dwelling
units above the ground floor with nonresidential uses including office, restaurant,
retail and similar uses located on the ground floor or above. 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 subject property is located in the Mixed-Use Vertical (MU-V) Zoning District,
which is consistent with the intent of the MU-V land use category noted above. A
take-out service limited, eating and drinking establishment is a permitted use
within the Zoning District, subject to the approval of a minor use permit pursuant
to Table 2-8 of Newport Beach Municipal Code Section 20.22.020 (Mixed-Use
Zoning Districts Land Uses and Permit Requirements).
• The property is also located within the Balboa Village Parking Management
Overlay District. Pursuant to Municipal Code Section 20.28.030.D, no off-street
parking shall be required for any new nonresidential use or intensification of uses
except the following uses as defined by the Zoning Code: assembly/meeting
facilities, commercial recreation and entertainment, cultural institutions, all marine
services uses, schools, and visitor accommodations. The proposed use is a take-
out service, limited eating and drinking establishment, and based upon the
proposed design with a potential for limited seating, no additional off-street
parking is required.
• Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required) notes that
a take-out service, limited eating and drinking establishment use should provide
1 parking space for each 250 square feet of gross floor area. Since the proposed
Tmplt 10-02-15
Green Element 365 Juice Bar
Zoning Administrator, April 14, 2016
Page 3
use is occupying a vacant commercial space previously occupied by a use of
equal parking requirement, there is no intensification of use.
• Staff believes the proposed take-out service, limited eating and drinking
establishment use will be complementary to the other uses in the building and
will serve residents and visitors to the City.
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 tenant improvements to convert a
vacant tenant space to a take-out service limited, eating and drinking establishment and
signs. There will be no expansion of floor area or a 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:
4J^ia i . Zdeba, AICP
Associat lanner
JWC/bmz
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description and Justification
ZA 4 Project Plans
Tmplt 10-02-15
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2016-XXX
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2016-010 TO ALLOW OPERATION OF A JUICE BAR
(TAKE-OUT SERVICE, LIMITED EATING AND DRINKING
ESTABLISHMENT) IN AN EXISTING COMMERCIAL TENANT
SPACE LOCATED AT 609 EAST BALBOA BOULEVARD
(PA2016-040)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION I. STATEMENT OF FACTS.
1. An application was filed by Green Element 365, Inc., with respect to property located at
609 East Balboa Boulevard, and legally described as an undivided 50% (one-half)
interest in that portion of Parcel 1 of Parcel Map No. 2002-127, in the City of Newport
Beach, County of Orange, State of California, recorded in Book 333, Pages 27 and 28 of
Parcel Maps, as per map recorded in the office of the County Recorder of said county,
shown and defined as "Common Area" on the Condominium Plan recorded June 18,
2007, as Instrument No. 07-386043 of Official Records of said county, requesting
approval of a minor use permit.
2. The applicant proposes a juice bar (Take-Out Service, Limited Eating and Drinking
Establishment) to operate in an existing 920-square-foot vacant ground floor commercial
tenant space of a two-story mixed-use development. The project includes tenant
improvements to create a food preparation area, front counter, retail area and signs. The
proposed hours of operation are from 6:00 a.m. to 6:00 p.m., daily, with potential
adjustments due to seasonal changes.
3. The subject property is designated Mixed Use Vertical (MU-V) by the General Plan Land
Use Element and is located within the Mixed-Use Vertical (MU-V) Zoning District.
4. The subject property is located within the coastal zone. The designated land use within
the Coastal Land Use Plan is Mixed Uses Vertical (MU-V).
5. A public hearing was held on April 14, 2016, in the Corona del Mar Conference Room
(Bay E-1 st 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 Section
15301 of the State CEQA (California Environmental Quality Act) Guidelines under
Class 1 — (Existing Facilities).
Zoning Administrator Resolution No. ZA2016-XXX
Page 2 of 7
2. This exemption authorizes minor alterations to existing structures involving negligible
or no expansion of use. The proposed project involves alterations to the interior floor
plan of an existing commercial space with no expansion in use.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan designates the site as MU-V (Mixed-Use Vertical), which is intended
to provide for the development of properties for mixed-use structures that vertically
integrate housing with nonresidential uses including retail, office, restaurants and
similar uses.
2. The proposed establishment is a commercial use intended to serve nearby residents,
the surrounding community, and visitors to the City of Newport Beach and is
consistent with the MU-V land use category.
3. A variety of small eating and drinking establishments exist nearby and the proposed
take-out service would be complementary to the surrounding commercial and
residential uses.,//
4. The subject propep.is not rt 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 Mixed-Use Vertical (MU-V) Zoning District. The
proposed take-out service, limited eating and establishment, which includes kitchen
facilities, 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
20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements).
2. The property is also located within the Balboa Village Parking Management Overlay
District. Pursuant to Municipal Code Section 20.28.030D, no off-street parking shall be
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 3 of 7
required for any new nonresidential use or intensification of uses except the following
uses as defined by the Zoning Code: assembly/meeting facilities, commercial
recreation and entertainment, cultural institutions, all marine services uses, schools,
and visitor accommodations. The proposed use is a take-out service, limited eating
and drinking establishment, and based upon the proposed design with a potential for
limited seating, no additional parking is required.
3. 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.
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 location of the proposed use is appropriate given the establishment will be
accessible from East Balboa Boulevard, which provides convenient access to
motorists, pedestrians, and bicyclists.
2. The mixed-use development contains four other tenant spaces occupied by various
retail and service uses. The proposed establishment is compatible with the existing
commercial and residential uses in the area.
3. As conditioned, the allowed hours of operation will be 6:00 a.m. to 10:00 p.m. daily,
which should minimize any nuisances to residents living near the property.
4. Conditions of approval are also included to limit the hours of deliveries, to ensure
adequate trash receptacles are provided for patrons, and to prohibit the sales and
service of alcohol.
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 patrons.
2. The Fire Department found no deficiencies with the proposed use and adequate public
and emergency vehicle access is provided.
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 4 of 7
3. Any proposed site improvements must comply with applicable provisions of 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. Conditions of approval such as those which limit the hours of operation and deliveries,
require trash receptacles, and prohibit alcohol sales and services are included 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 proposed food service, eating and drinking establishment will help revitalize the
project site and provide an economic opportunity for the property owner to update the
tenant space, and provide additional services to the residents and visitors alike.
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 within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administr of the City of Newport Beach hereby approves Minor Use
Permit No. UP2016-010 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 after the adoption of this
Resolution unless within such time an appeal or call for review is filed with the Director
of Community Development 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.
Patrick J. Alford, Zoning Administrator
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Department
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 it is
determined that the proposed uses or conditions underwhich 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. 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 Minor Use Permit or the processing of a new minor use permit unless
determined to be in substantial conformance with the plans and conditions by the
Community Development Director.
6. 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.
7. The hours of operation shall be limited between 6:00 a.m. and 10:00 p.m., daily.
8. The maximum number of seats, including stand-up counter area, for patrons shall be
limited to a total of 6. The addition of any seating shall be reviewed and approved by
the Building Division to ensure compliance with the Building Code.
9. There shall be no outdoor dining unless otherwise reviewed and approved by the
Planning Division.
10. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. A building permit is required to allow the change in use to an eating
and drinking establishment. The construction plans must comply with the most recent,
City-adopted version of the California Building Code. The construction plans must meet
all applicable State Disabilities Access requirements. Complete sets of drawings
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 6 of 7
including architectural, electrical, mechanical, and plumbing plans shall be required at
plan check.
11. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
12. There shall be no dancing allowed on the premises, no live entertainment, and no service
of alcohol unless an amendment to this Minor Use Permit or the processing of a new
minor use permit is first approved.
13. All proposed signs shall be in conformance with any approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 of the Newport Beach
Municipal Code.
14. All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting). The
Community Development Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
15. 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. The 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 7:OOAM Between the hours of
and 10:OOPM 10:00PM and 7:OOAM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 45dBA 60dBA 45dBA 50dBA
100 feet of a commercial property
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
16. 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.
17. No outside paging system shall be utilized in conjunction with this establishment.
18. 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. Collection shall occur as frequently as necessary to prevent accumulation of
trash.
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 7 of 7
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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 Green Element 365 Juice Bar including, but not limited
to, Minor Use Permit No. UP2016-010 (PA2016-040). 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.
03-08-2016
Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Applicant's Project Description and
Justification
PA2016-040
Green Element 365, Inc®
CONFIDENTIAL COMMUNICATION Page 1 of 2
This document may not be shared with anyone other than the original recipient without prior written
authorization from Green Element 365, Inc.
February 29, 2016
Zoning Adminstrator
City of Newport Beach
Community Development Department—Planning Division
100 Civic Center Drive
Newport Beach, CA 92658
Subject: Minor Use Permit Application—Green Element 365 Juice Bar
Dear Sir/Madam,
In conjunction with the subject application, the undersigned hereby request approval of a Minor Use Permit for a
new Juice Bar retail project at Balboa Village, named Green Element 365 (GE365). The address will be 609 E.
Balboa Blvd., Newport Beach, CA 92661, bearing Assessor's Parcel No. 932-160-37. This is an approximately 920
square feet first floor vacant space in a cluster of buildings located in a Commercial/Mixed Use "MU-V°zoning code
on Balboa Blvd., between Palm and Washington Streets, in the Village. The following are additional details and
supporting documentation for this request.
1. GE365 will be a new retail store serving a variety of cold-pressed fresh juices, acai bowls, and other health
food related general merchandise and packaged items. The store will serve the local community, as well
as the many visitors and tourists who patronize Balboa Village throughout the year, by providing a relaxed
and friendly option for healthy juices and other food items.
2. GE365 will use commercial cold press machines to extract and bottle juice products for sale through grab-
and-go refrigerators on site, as well as for distribution or delivery through web or phone orders.
3. Walk-in customers will also have the option to order custom made juices, smoothies, or acai bowls for
immediate preparation on site and carry-out.
4. GE365 will provide waiting areas for walk-in customers while the orders are being prepared. There will not
be any formal food consumption space available at the site.
5. GE365 will perform some (minimal) Tenant Improvements to the site, including plumbing and electrical
upgrades, as well as Fagade improvements. The project does not add any additional floors or areas to the
building, therefore GE365 does not believe it changes or increases the parking requirements.
6. There is an approximately 70 space parking lot immediately North-East of the location, along with the
Balboa Municipal Lot to the South of the location, providing ample parking for visitors to this site.
7. The hours of operation will be 6:00 a.m.to 6:00 p.m. daily,with adjustments for seasonal requirements.
GE365 proposes that the use for this location is consistent with the City of Newport Beach's General Plan, is
allowed within the applicable zoning district, and complies with all other applicable provisions of the city's Zoning
Code and Municipal Code. The site is suitable to the purpose of this project in terms of shape, size,location, and
provision of public and vehicular access and public services such as fire and medical response.
GE365 further proposes that the use for this location would not be detrimental to the harmonious and orderly growth
and operation of the city, nor would it endanger, jeopardize, or otherwise constitute a hazard to the public
PA2016-040
Green Element 365, Inc
COWIDENTIAL COMMUNICATION Page 2 of 2
This document may not be shared with anyone other than the original recipient without prior written
authonzzaton from Green Element 365, Inc.
convenience, health, interest, safety, or general welfare of the people who visit, work, or reside in the
neighborhoods of the project In contract, since GE365 will be the only fresh juice store in the Village, the use will
enhance the quality of life for the residents and visitors alike, and will provide desired products that are currently not
available for this community and the immediate surrounding areas.
For additional reference, please note the GE365 concept and operation will be similar to (dare we say better than)
existing entities in the city of Newport Beach or Corona Del Mar, such as Sejuiced, Pressed Juicery, or We Serve
Juice.
In addition to the application and this statement, enclosed you will find Architectural drawings showing the site plan,
existing and proposed floor plan and furniture layout,along with existing front elevation for the site. Please consider
this application carefully and provide your approval in an expeditious manner. You may contact the undersigned if
you have any questions or need anything else.
Sincerely,
Bita Mehrabani Sheila Ahoobim
Co-owner Co-Owner
Green Element 365, Inc. Green Element 365, Inc.
Enclosures: Green Element 365 Architectural Drawings
Digital Media Containing Electronic Copies of Documents
Attachment No. ZA 4
Project Plans
PA2016-040
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CONTRACTORS, INC. EBIAHOOBIM
License#885455
714.444.4481 Office
714.815.3005 Mobil
Providing Solutions for Your 714.444.4485 Fax
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1021 S. Linwood Ave.
www.ebscontractors.com Santa Ana, CA 92705
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RETAIL
AREA
COUNTER TYP .
DEMO WALL
UD
C0 9117--
COUNTER TYP. �� PROPOSED NEW PARTITION co
WALL
Ci rn
Fz J U
Uj m
ii Q 2
PROPOSED NEW ; � W m Q
PARTITION WALL AND —j m m
SWING DOORS � ; W
61-8" � ;
PREPARATION z rn O
11 AREA
W c �
- LU LU
- J
EHM
M
WALL LEGEND
NEW WALL
PROJECT:
o EXISTING WALL JUICE BAR
C---� DEMO WALL
DATE:
(E) 3'-0" DOOR AND LANDING (E) RESTROOM FEBRUARY 25, 2016
15'-811 SCALE:
1 /4"=1 '-0"
SHEET:
FLOOR PLAN 3
�O
OF 4 SHEETS
PA2016-040
EB5
CONTRACTORS, INC. EBI AHOOBIM
License#885455
71 4,444.4481 Office
714.815.3005 Mobil
Providing Solutions for Your 714.444.4485 Fax
Rehab&Remodel Needs ebi@ebscontractors.com
1021 S. Linwood Ave.
www.ebscontractors.com Santa Ana, CA 92705
Revisions
(E) ROOF
LO
z J U
❑ [111111111W °° ^
(E) 2ND FLR. ` O U
WINDOWS w mQ
J J
mIjiLLJW
00
GREEN z O
ELEMENT
365 LU
1 O 0—
W �
W
NEW L.L z
SIGNAGE
ATTACHED ON WALL
(E)WINDOW (E)DOOR
PROJECT:
SIDE ELEVATION FRONT ELEVATION JUICE BAR
DATE:
FEBRUARY 25, 2016
SCALE:
1/411=11-011
SHEET:
4
�O
OF 4 SHEETS