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Home My WebLink About08_Howell Mountain Vineyard LLC Minor Use Permit_PA2018-038CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 26, 2018 °+<,FOR Agenda Item No. 8 SUBJECT: Howell Mountain Vineyard, LLC (PA2018-038) • Minor Use Permit No. UP2018-003 SITE LOCATION: 201 Shipyard Way, Suite 3 APPLICANT: Walz Architecture OWNER: Lido Peninsula Company, LLC PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING • General Plan: CM (Recreational and Marine Commercial) • Zoning District: PC -6 (Lido Peninsula Planned Community) • Coastal Land Use Category: CM -B (Recreational and Marine Commercial) • Coastal Zoning District: PC -6 PROJECT SUMMARY A minor use permit to establish a 272 -square -foot retail store specializing in wine (Alcohol Sales, Off -Sale). Also included in the request is an accessory 92 -square -foot wine tasting area with 9 seats. No late hours (after 11:00 p.m.) are proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2018-003 (Attachment No. ZA 1). • The subject property is on the Lido Peninsula and is within an existing commercial/office node called The Rhine. The Rhine includes four office buildings, a restaurant, boat storage, docks and marine support services with a large shared 1 Howell Mountain Vineyard Company, LLC Zoning Administrator, April 26, 2018 Page 2 parking lot. Additionally, on the Lido Peninsula there are two restaurants and a multi -family residential neighborhood. The existing office suite is within one of the office buildings in The Rhine and has been in existence since the early 1970s within the Lido Peninsula Planned Community (PC -6). • Director's Determination No. DD2017-003 was approved on December 20, 2017, finding that a retail wine shop (Alcohol Sales, Off -Sale) with accessory wine tasting is an allowed use subject to the approval of a minor use permit in the PC -6 Zoning District. The Director's Determination is provided as Attachment No. ZA 4 for reference. • The Coastal Zoning District is PC6 and the Coastal Land Use District is CM -B. Pursuant to LCP Section 21.26.065.A.1(a), land uses allowed within the CM Coastal Zoning District are allowed within the PC6 Coastal Zoning District. Retail uses are an allowed use within the CM Coastal Zoning District. • The project does not meet the definition of "development" pursuant to NBMC Section 21.70.020 because the project would not result in any improvement to the structure that results in changes in floor area, parking demand, or change the general level of activity within The Rhine. Therefore, the project is exempt from a coastal development permit. • The proposed retail store will occupy an existing 272 -square -foot office space, which will be improved to have a small, 92 -square -foot area devoted to tasting. The use will primarily operate as a retail store with the accessory tasting component to allow for on-site consumption of wine products sold in the store. • The existing shared parking lot provides 193 parking spaces for all of the uses. An amendment to Use Permit No. UP3266 in 1993 authorizing the expansion of an existing restaurant within The Rhine documented that the parking lot accommodated all Code -required parking for the expanded restaurant, the various offices (including the subject property), marine -related services, and a surplus of 45 parking spaces. • The Code -required parking ratio for the proposed retail store is one space per 250 square feet of gross floor building area. This is the same parking ratio required of the previous office use that occupied the suite; therefore, there is no intensification of use and no additional parking is required. • All on-site consumption of wine products will be regulated by the Type 02 (Winegrowers) Alcoholic Beverage Control (ABC) license as well as the conditions of approval. Pursuant to the Type 02 ABC License, pours are limited to the wines produced by the winegrower and limited to two (2) ounces. Tmplt OU12/I8 Howell Mountain Vineyard Company, LLC Zoning Administrator, April 26, 2018 Page 3 • The hours of operation for the retail store and related, accessory wine tasting are limited from 7 a.m. to 10 p.m., daily. • The Police Department has reviewed the application for the proposed retail sales and accessory, on-site tasting and does not foresee an issue with the operation. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because this is the conversion of an existing office space to a similar use with no or minor modification to the exterior of the structure. 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: Melinda Whelan Assistant Planner JM/msw Attachments: ZA 1 ZA 2 ZA 3 ZA 4 ZA 5 Tmplt OU12/18 Draft Resolution Vicinity Map Project Plans Director's Determination No. DD2017-003 Police Department Memorandum and Stats 3 Howell Mountain Vineyard Company, LLC Zoning Administrator, April 26, 2018 Page 4 Attachment No. ZA 1 Draft Resolution Tmplt OU12/18 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2018-003 TO ESTABLISH A 272-SQAURE-FOOT RETAIL STORE SPECIALIZING IN WINE SALES AND ACCESSORY ON- SITE TASTING AT 201 SHIPYARD WAY, SUITE 3 (PA2018-038). THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by JR Walz of Walz Architecture, with respect to property located at 201 Shipyard Way, Suite 3; and legally described as Portions of Sections 28 and 33 of Record of Survey No. 11-34 requesting approval of a minor use permit. 2. The applicant proposes to improve 272 square feet of commercial office space to establish a retail store specializing in Howell Mountain Vineyard Wine (Alcohol Sales, Off -Sale). Also proposed is an accessory, on-site tasting area totaling 92 square feet with nine seats. Sale and on-site consumption of alcohol will be regulated by a Type 02 (Winegrowers) Alcoholic Beverage Control License. No late hours (after 11:00 p.m.) are proposed. 3. The subject property is designated Recreational and Marine Commercial (CM) by the General Plan Land Use Element and is located within the Lido Peninsula -Amendment 413 Planned Community (PC -6) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Recreational and Marine Commercial (CM -B) and it is located within the Lido Peninsula Planned Community — Amendment 413 Planned Community (PC -6) Coastal Zoning District. 5. The project does not meet the definition of "development' pursuant to NBMC Section 21.70.020 because the project would not result in any improvement to the structure that results in changes in floor area, parking demand, or change the general level of activity within the The Rhine. Therefore, the project is exempt from a coastal development permit. 6. A public hearing was held on April 26, 2018 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA 5 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 11 Guidelines, California Code of Regulations, Title 14, Chapter 3, because this is the conversion of an existing office space to a similar use with no or minor modification to the exterior of the structure. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Alcohol Sales (Off -Sale) In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Facts in Support of Finding In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of the Zoning Code, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The proposed retail store is located within Reporting District 15, wherein the number of crimes is higher than adjacent Reporting Districts and the City. RD 13, 16, and 25 have a lower number of crimes as they are primarily residential with fewer commercial uses. Due to the high concentration of commercial land uses, restaurants and bars in the popular tourist area between 37"' Street and 20th Street on the Balboa Peninsula, the crime rate is greater than adjacent residential Reporting Districts. The retail store is separated from most of the commercial uses as it is located on the Lido Peninsula within The Rhine, which is a marine -related office node that includes a restaurant and offices. Newport Beach Police Department does not consider the number significant given the type of development within this Reporting District. ii. The number of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. Due to the high concentration of commercial land uses, the calls for service and number of arrests are greater than adjacent residential Reporting Districts. The 04-03-18 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 11 Police Department does not consider the rate high because of the concentration of restaurants and commercial uses in this Reporting District on the Balboa Peninsula. The Lido Peninsula is significantly separated from the Balboa Peninsula by waterways, diminishing the impact of the concentration of alcohol uses. The Newport Beach Police Department has not previously reported any calls for service related to alcohol for the subject property. iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. Although the property is adjacent to a multi -family development, the suite itself is located in a building located approximately 50 feet away and separated by a parking lot. The suite is also oriented towards and accessed from the opposite side of the building towards the public walkway for The Rhine. The orientation provides screening and protection from view and potential noise disturbances. 2. The proposed use is not located in close proximity to day care centers, park and recreation facilities, places of religious assembly, and schools. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. There are three full-service restaurant establishments on the Lido Peninsula (Sabatino's, Buddha's Favorite, and the Blue Water Grille). Sabatino's is closest in proximity to the proposed retail store, with a Type 41 (On -Sale Beer and Wine) Alcoholic Beverage Control License. Buddha's Favorite and Blue Water Grille are approximately 600 feet north of the proposed retail store with Type 47 (On -Sale General for Bona Fide Public Eating Place) Alcoholic Beverage Control Licenses. These establishments operate as full-service restaurants and are not comparable to the proposed retail store. Appropriate conditions of approval have been included to prevent the retail store from operating as an eating and drinking establishment, bar or lounge, etc. 2. The Police Department has reviewed the subject application and does not foresee an issue with the proposed location. v. Whether or not the proposed amendment will resolve any current objectionable conditions 1. This is a new retail store; therefore, no objectionable conditions exist. 04-03-18 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 11 Minor Use Permit In accordance with Section 20.52.020.E (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding 1. The proposed project is a retail store specializing in wine (Alcohol Sales, Off -sale) and accessory wine tasting to be located within an existing, office building on the Lido Peninsula. 2. The General Plan land use designation for this site is CM (Recreational Marine Commercial), which is intended to provide for commercial development on or near the bay in a manner that will encourage the continuation of coastal -dependent and coastal -related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor -serving and recreational uses. 3. The proposed retail store is consistent with the General Plan CM land use designation, as it will serve and support the marine and coastal uses providing a service to visitors and residents that frequent the area to enjoy the marine ambiance. 4. The subject property is not part of a specific plan area. Finding B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding 1. The site is located within the PC -6 Zoning District. Pursuant to Director's Determination DD2017-003, the zone is intended to provide uses consistent with the CM General Plan land use designation and the existing uses within the neighborhood. The proposed retail store and on-site, accessory tasting area are consistent with the intended land uses of the CM General Plan land use designation as well as the existing uses in the surrounding neighborhood. 2. The proposed use complies with Zoning Code Section 20.48.030 (Alcohol Sales) relating to required operating standards, and conditions of approval are included in this approval to maintain those requirements. 04-03-18 8 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 11 4. The existing on-site shared parking lot provides 193 parking spaces for all of the uses. The Code -required parking ratio for the proposed retail store is one space per 250 square feet of gross floor building area. This is the same parking ratio required of the previous office use that occupied the suite; therefore, there is no intensification of use and no additional parking is required. 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 The proposed project involves interior alterations to improve an existing office space to a retail store with an on-site, accessory tasting area. The operational characteristics of the use are that of a retail store, which is compatible with the uses on the Lido Peninsula which currently include retail, general offices for various businesses such as an architect and appraiser, restaurants, barber and art studio. 2. The retail store and related accessory tasting have been limited by the conditions of approval to prevent late hour operations and are restricted to the hours of between 7 a.m. and 10 p.m., daily. 3. The proposed establishment will be located within an existing office building. Although, the subject property is technically adjacent to a multi -unit residential property, the subject suite is located on the opposite side of the residential uses and faces the interior public walkway for The Rhine. Additionally, there is a parking lot between the existing office building and the residential units. This orientation provides screening and protection from view and potential noise generated by the establishment. The applicant is also required to control trash and litter around the subject property. 4. 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. 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 building has existed since the 1970s. The improvement of an existing office space for retail use will not negatively affect emergency access. 04-03-18 9 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 11 2. Adequate public and emergency vehicle access, public services, and utilities are provided on-site and are accessed by way of the alley directly behind the site. 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding The project has been reviewed and this approval includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the retail store. 2 The restrictions on the hours and wine tasting operation will help prevent adverse pedestrian and traffic impacts for the surrounding residential and commercial uses. 3. The proposed retail store and on-site, accessory tasting area 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 visitors and residents in the surrounding area. 4. All owners, managers, and employees selling or serving wine will be required to complete a Responsible Beverage Service certification program. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2018-003, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 04-03-18 10 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 11 PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 04-03-18 2� Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan and floor plan(s) dated with this date of approval. (Except as modified by applicable conditions of approval.) 2. This minor use permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 3. Any change in operational characteristics, hours of operation, 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 use permit. 4. Minor Use Permit No. UP2018-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Zoning Code, unless an extension is otherwise granted. 5. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner or leasing company. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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. 8. This approval does not permit the premises to operate as a bar, tavern, cocktail lounge, nightclub, or eating and drinking establishment as defined by the Newport Beach Municipal Code. 9. There shall be no dancing and/or live entertainment allowed on the premises. 10. A copy of this resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 04-03-18 12 Zoning Administrator Resolution No. ZA2018-### Paqe 9 of 11 11. The Alcoholic Beverage Control (ABC) License shall be limited to a Type 02 (Winegrower), or comparable license. Any substantial change in the ABC License type shall require subsequent review and potential amendment to this minor use permit. 12. The tasting area shall be limited to 92 square feet and nine seats within the designated area. No tastings shall be conducted outside of the designated area. Tastings are limited to those allowed under a Type 02 (Winegrower) Alcoholic Beverage Control License only. Pours shall be limited to two ounces each. 13. The hours of operation for the retail store and related, accessory wine tasting are limited from 7 a.m. to 10 p.m., daily. 14. 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. 15. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 16. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10 p.m. and 8 a.m., daily, unless otherwise approved by the Community Development Director, and may require an amendment to this Use Permit. 17. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 18. 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 Howell Mountain Vineyard Company, LLC Minor Use Permit including, but not limited to, Minor Use Permit No. UP2018-003 (PA2018-038). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' 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. Building Division Conditions 19. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 04-03-18 i3 Zoning Administrator Resolution No. ZA2018-### Paqe 10 of 11 20. The retail store must provide plumbing fixtures per section 422.0 California Plumbing Code (CPC) for a maximum travel distance of 300 feet to centrally located toilet facilities accessible to several stores. 21. The building permit plans shall provide energy documentation for lighting and must demonstrate compliance with section 11 B-202.4 California Building Code. Police Department Conditions 22. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use may be cause for revocation of the use permit. 23. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 24. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 25. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 26. The petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 27. All owners, managers, and employees selling wine shall undergo and successfully complete a certified training program in responsible methods and skills for selling beer and wine. 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 retail store 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. 28. Strict adherence to maximum occupancy limit is required. 29. The applicant shall maintain a security recording system with a 30 -day retention and make those recording available to police upon request. 30. The operator of the facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 04-03-18 �1 Zoning Administrator Resolution No. ZA2018-### Paqe 11 of 11 31. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 04-03-18 15 Attachment No. ZA 2 Vicinity Map 1( Minor Use Permit No. UP2018-003 PA2018-038 201 Shipyard Way, Suite 3 Attachment No. ZA 3 Project Plans 12 IMAM11E:a1X1:3 Ll 0 SHIPYARD WAY 4 SPACES 1 .11 11, 1 1 1 1 12 No J' 1 0 NO 8sg9� Ntk �l N� ^o GENERAL SITE NOTES: 1. EMPLOY NEWPORT BEACH STANDARD EROSION CONTROL MEASURES THROUGHOUT THE CONSTRUCTION PROCESS. rL� 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTIONS IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PROVIDE APPROVED BACKWATER DRAINAGE VALVE FOR FIXTURES LOCATED BELOW THE ELEVATION OF NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE THIS ELEVATION SHALL NOT DISCHARGE THROUGH VALVE. 4. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 5. ALL REQUIRED SETBACK DIMENSIONS ARE FROM FACE OF FINISH 6. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN W LICENSED GENERAL ENGINEERING CONTRACTOR ~� 0 9 STOOP 3 201 SHIPYARD WAY OFFICE BLDG. SCALE: 1/32" = 1'-0" 0 0 O TRASH ENCLOSURE BOAT YARD 101 SHIPYARD WAY OFFICE BLDG. BOAT YARD 151 SHIPYARD WAY OFFICE BLDG. STORAGE MULTI -UNIT RESIDENTIAL CP O THE RHINE C� <y cWATERWAY SITE PLAN DRAWING SYMBOLS NORTH ARROW CENTER LINE PROPERTY LINE HIDDEN/CONCEALED LINE ELEVATION CONTROL WORK POINT SPOT ELEVATION DIMENSIONS 1411140fill] ll 1111111111Itb9X111fIl?I DETAIUWALL SECTIION 1111:111111111110 WTA;lei 1//14111 INTERIOR ELEVATION 11LU1.1111118WI GLAZING NUMBER O EL Y DESCRIP. 100.00' FOS O EA 1 4O2 3 O O OD NEW CONSTRUCTION ODU 1 HOUR CONSTRUCTION Oriented Strand Board ABBREVIATIONS 272 SF COMMERCIAL INTERIOR TENANT A Painted PV @ at Plywood abv. above Req. Required AFF Above Finish Floor ~ Roof Rafter A.D. Area Drain S CM RECREATIONAL AND MARINE avg. Average SF Square Feet B Scupper Stl. Steel Bd. Board T 1 PER 250 SF (NO CHANGE) BIw. Below TOFF Bldg. Building Top of Roof Bm. Beam T.G. BTU British Thermal Unit Top of Plywood Sheathing C ASSESSORS PARCEL#:- UL CFM Cubic Feet per Minute Unless Noted Otherwise CIP Cast in place W CMU Concrete masonry Unit w/ With Conc. Concrete X v Cont. Continuous o J D On Down s� x �� DWV Drain/Waste Vent E Elasto. Elastomeric (E) Existing F FAU Forced Air Unit FF Finish Floor FIN Finish FJ Floor Joist P� U��/�C,Q;O 5 ' FG Finish Grade FO Face of FOP Face of Plywood FOS Face of Stud FOF Face of Framing G Ga. Guage Galy. Galvanized gyp. Gypsum GSM Galy. Sheet MtI. GWB Gypsum Wallboard H HVAC Heating, Ventilation and Air 1 Conditioning Unit Inv. Invert L LPG Liquified Petroleum Gas M Mfg. Manufactur(er) Mtl. Metal Min. Minimum N nic Not In Contract (N) New 1 o/ Over O EL Y DESCRIP. 100.00' FOS O EA 1 4O2 3 O O OD Outside Diameter ODU Out Door Unit OSB Oriented Strand Board P 272 SF COMMERCIAL INTERIOR TENANT Ptd. Painted PV Plumbing Vent PW Plywood R OCCUPANCY: Req. Required RJ Roof Joist RR Roof Rafter Rm Room S CM RECREATIONAL AND MARINE S.D. Storm Drain SF Square Feet SC Scupper Stl. Steel SS Stainless Steel T 1 PER 250 SF (NO CHANGE) TO Top of TOFF Top of Finish Floor TOR Top of Roof Typ. Typical T.G. Top of Grate TPS Top of Plywood Sheathing U ASSESSORS PARCEL#:- UL Underwriters Labratories UNO Unless Noted Otherwise V W Wd. Wood w/ With WH Water Heater X v Y HOWELL MOUNTAIN VINEYARD COMPANY, LLC PROJECT DATA LIST OF DRAWINGS PROJECT ADDRESS: 201 SHIPYARD WAY, SUITE 3 ARCHITECTURAL LEGAL DESCRIPTION: APN: 047 010 09 A_0.1 SITE PLAN / PROJECT INFO PROJECT DESCRIPTION: 272 SF COMMERCIAL INTERIOR TENANT A_1.0-1 FLOOR PLANS AND INTERIOR ELEVATIONS DATE IMPROVEMENTS FOR A RETAIL WINE STORE A_2.0-1 EXTERIOR ELEVATIONS o WITH AND ACCESSORY TASTING AREA OCCUPANCY: GROUP M ROOF AND SITE USE: GENERAL RETAIL ZONING DISTRICT: PC6 LIDO PENINSULA - AMENDMENT 413 JR WALZ GENERAL PLAN LAND USE: CM RECREATIONAL AND MARINE o COMMERCIAL CONSTRUCTION: TYPE V -B NUMBER OF STORIES: 1 PARKING RATIO: 1 PER 250 SF (NO CHANGE) %�N SCOPE OF WORK AREA CALCS: TOTAL AREA: 272 INTERIOR AREA -RETAIL AREA: 180 SF -ACCESSORY TASTING AREA: 92 SF -NUMBER OF SEATS: 9 CONTACTS OWNER: CURCI COMPANIES C/O ANN MCCARTHY 717 LIDO PARK DR., NEWPORT BEACH, 92663 949.200.1324 TENANT: HOWELL MOUNTAIN VINEYARD COMPANY LLC C/O ANTHONY CURCI 2216 W. HYDE AVENUE, VISALIA, CA 93291 949.379.7205 CITY OF NEWPORT BEACH NOTES 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS TION WALZ : ARCHITECTURE LIDO TASTING ROOM # DATE REVISIONS BY o "° Robert �o waz ROOF AND SITE JR WALZ o .Q PLANNING APPLICATION %�N o 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 201 SHIPYARD WAY SUITE 3 NEWPORT BEACH N W ASSESSORS PARCEL#:- Fn o��ryo, THIS DRAWING IS THE PROPERTY OF JR WALZ, 949.836.5977 JR@WALZARCHITECTURE.COM v HOWELL MOUNTAIN VINEYARD COMPANY, LLC o J AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT ISvro NOT TO BE USED ANY AND - s� x �� VARIES z m A 1.0 ON OTHER PROJECT P� U��/�C,Q;O 5 ' a 02.05.2018 CUDz IS TO BE RETURNED ON REQUEST. g 0 — 19 IMAM11E:a1X1:3 RECESSED LIGHTING IN CABINET ABV. TYR CABINET MOUNTED SCONCE EA. SIDE PER INTERIOR SPECS PROVIDE CABINET SOFFIT ABOVE ]9PIHanAArelaIAa43I➢IIa:7U1:1i1 WIRE MOUNTED TRACK LIGHTING PER INTERIOR SPECS BEAM ABOVE PER INTERIOR SPECS WIRE MOUNTED TRACK LIGHTING PER INTERIOR SPECS WHITE OAK CABINETS WITH CHEVRON PATTERN T&G BELOW BAR DISPLAY SHELVES DW 2,-2„ 14'-4" I j I 31 U/CRF. CCPOS CLOSET COUNTER @+36" FULL HEIGHT PAINTED CABINETS AT EA. END co N N io v 80 0 PAINTED BOARD AND BATTEN SIDING AT INTERIOR WALLS EXISTING DOOR WITH GLASS LITE EXISTING SLIDING FOLDING WINDOW EXISTING CONCRETE WINDOW SILL RETAIL AND PREP AREA:180sf TASTING AREA: 92sf SCALE: 1/2"=1'-0° ELECTRICAL PLAN 2 SCALE: 1/2"=1'-0" FLOOR PLAN 1 : ARCHITECTURE LIDO TASTING ROOM N # DATE REVISIONS BY or�pobertQa�Z/ 3 PLANS JWALLZ o PLANNING APPLICATION�o^° '�� 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 N 201 SHIPYARD WAY, SUITE 3 NEWPORT BEACH ASSESSORS PARCEL#:04701009 N c c' cn oN o THIS DRAWING IS THE PROPERTY OF JR WALZ, 949.836.5977 JR@WALZARCHITECTURE.COM _ MOUNTAIN VINEYARD COMPANY LLC Cl o `o AND IS NOT TO BE REPRODUCED OR COPIED IN WHO LE BE USEDIN ON AN OUT PERMISSION. TO BE USED ON ANY OTHER PROJECT AND cn Be ass \ — 1/2 — 1 0 A 1.0 =HOWELL a� NOT A� . y GAOO 02.05.2018 v o z IS TO BE RETURNED ON REQUEST. 10 a��5 0 0 — 20 IMAM11[cicici:3 l L I DO TA S T ING WALZ: ARCHITECTURE LIDO TASTING ROOM # DATE REVISIONS BY o JR WALZ o .Q N PLANNING APPLICATION 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 o 201 SHIPYARD WAY SUITE 3 NEWPORT BEACH N w ASSESSORS PARCEL#:- THIS DRAWING IS THE PROPERTY OF JR WALZ, 949.836.5977 JR@WALZARCHITECTURE.COM HOWELL MOUNTAIN VINEYARD COMPANY, LLC J o AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OUT PERPROJETITIS a> BE USEDIN ON AN NOT TO BE USED ON ANY OTHER PROJECT AND v IS TO BE RETURNED ON REQUEST. .cr°?,0bert Wail -"J/1e0 10 PIN MOUNTED BRASS METAL LETTERS BI -FOLD OPERABLE WINDOW CONCRETE SILL DUTCH DOOR BRICK APRON STOREFRONT ELEVATIONS I ELEVATIONS 1/2 =1'-0" z A 2.0 g 02.05.2018 0 — Attachment No. ZA 4 Director's Determination No. DD2017-003 22 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment Director's Determination To: Mr. Anthony Curci From: Seimone Jurjis, Community Development Director Date: December 20, 2017 Re: Retail Sale of Alcohol with an accessory tasting room PC -6 Lido Peninsula Planned Community Regulations 201 Shipyard Way, Suite 3 Director's Determination No. DD2017-003/PA2017-257 Backaround — Lido Peninsula Zonina and Land Use In 1974, the City Council adopted a Zoning Code amendment that rezoned the referenced property and the surrounding Lido Peninsula from Industrial Districts to PC -6 - Lido Peninsula Planned Community. However, the rezone did not include a planned community development plan, development standards, or use regulations. According to the administrative record (staff reports and public hearing minutes) the intent of the zoning amendment was to make the zoning consistent with the General Plan designations of Recreational and Marine Commercial (RMC) and Multi -Family Residential (RM). Discussion at the time of the amendment anticipated and intended future development to include marine and recreation - oriented commercial uses, with emphasis on marine repair and service uses in association with boat sales, restaurants, nightclubs, hotels, motels, and specialty shops. The City Council staff report that established PC -6 in November 1973, suggested that the existing uses be allowed to continue, and that repairs, replacements, and remodels consistent with those uses be encouraged. The report also indicated that repairs, replacements, and remodels of existing uses and buildings that enlarge the scope or changes the character of such uses should require a use permit. Furthermore, substantial changes to existing uses shall comply with an area plan (PC Development Plan) intended to be prepared by the property owner(s) and subsequently reviewed and approved by the City. Since adoption of the Zoning Code amendment, an area plan (PC Development Plan) has not been proposed or adopted. As a result, development standards and use regulations have not been established for properties within the PC -6 - Lido Peninsula Planned Community. The current General Plan and the Coastal Land Use Plan designate the subject property as Recreational Marine Commercial (CM). This land use category is listed under Commercial Districts and Corridors and is intended to provide for commercial development on or near the bay in a manner that will encourage the continuation of coastal -dependent and coastal -related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor -serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. The CM land use category is implemented by the CM Zoning District and CM Coastal Zone that provides a list of allowed uses. The list of permitted and conditionally allowed uses has been determined to be consistent with the CM land use category. The CM list of uses is the closest equivalent to the use that would otherwise be considered for PC -6. Retail sales including a retail store specializing in wine and wine -related products (Alcohol Sales -Off -Sale) with an accessory, on- site tasting area would be allowed with the approval of a minor use permit by the Zoning Administrator in the Commercial Recreational and Marine (CM) Zoning Districts. Planning and Zoning Section 20.12.020E - Unlisted Uses of Land Pursuant to NBMC Section 20.12.020E, the Director may determine that a proposed land use that is not listed in the zoning regulations of a property, which in this case is PC6 Zoning District, may be allowed if the following findings can be made: Finding: A. The characteristics of, and activities associated with, the proposed use are equivalent to those of one or more of the uses listed in the zoning district as allowable, and will not involve a greater level of activity, population density, intensity, traffic generation, parking, dust, odor, noise, or similar impacts than the uses listed in the zoning district; Facts in Support of finding: 1. A retail store specializing wine and wine related products (Alcohol Sales Off -Sale) with accessory wine tasting is a permitted use in the CM Zoning District and the CM Coastal Zoning District with the approval of a minor use permit by the Zoning Administrator. 2. The use is classified in the Zoning Code as general retail, which has a parking requirement of 1 space per 250 square feet of gross floor area. This is the same parking requirement as the existing general office use with no intensification of the parking demand. 3. This area in PC -6 is developed with restaurants, general offices, and general retail land uses. ru' 4. On-site noise would be consistent with other non-residential uses and future uses would be required to comply with Chapter 10.26 of the Newport Beach Municipal Code (NBMC). Finding: B. The proposed use will meet the purpose/intent of the zoning district that is applied to the location of the use; Facts in Support of finding: 1. As discussed in the zoning code amendment that adopted PC -6, the intent of the PC for the commercial area is to be consistent with the CM General Plan designation and the CM Coastal Land Use. The CM Zoning District and the CM Coastal Zone District (which typically implement the CM General Plan and CM Coastal Land Use) allow the retail use with an accessory wine tasting alcohol beverage license with the approval of a minor use permit by the Zoning Administrator. 2. Adjacent and nearby land uses include shipyards, restaurants and offices. A retail wine shop use is potentially consistent with the surrounding area subject to the review and approval of a minor use permit. The retail wine shop will serve the coastal visitors from the docks as well as residents from the surrounding neighborhoods. General retail such as the wine shop is considered a supportive business for the commercial marine area, encourage visitor -serving uses, and is a permitted use in the CM Zoning District and the CM Coastal Zone. Finding: C. The proposed use will be consistent with the goals, objectives, and policies of the General Plan, or any applicable specific plan Facts in Support of finding: 1. The CM General Plan and CM Coastal Land Use designation is intended to provide for areas appropriate for commercial development on or near the bay in a manner that will encourage the continuation of coastal -dependent and coastal -related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor -serving recreational uses. 2. A retail wine shop with accessory wine tasting use are allowed in zoning districts that implement the CM land use designation. The general retail use such as the wine shop is considered a supportive business serving the visitors and residents alike in the marine commercial area. It will provide an additional service to the immediate area. 25 Finding: D. The proposed use is not listed as allowable in another zoning district, Fact in Support of finding: 1. PC 6 does not include any use standards or zoning districts; therefore, there are no listed uses. Finding: E. The proposed use is not a prohibited or illegal use. Fact in Support of finding: 1. The retail wine store with accessory wine tasting is not a prohibited or illegal use. Directors Determination In this particular case, findings can be made to allow the existing office space to be converted to a retail wine shop (Alcohol Sales Off -Sale) with accessory wine tasting as an allowed use subject to the approval of a minor use permit in the PC - 6 Zoning and Coastal Zoning District. Please note that a call for review or appeal may be filed within 14 days following the date of this determination. For more information, please contact me at 949- 644-3221. '_r - J Seimone Jurjis, P Community Developm nt Director 20 Attachment No. ZA 5 Police Department Memorandum and Stats 27 CE,�FF! :.a ^` NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION r BEAVA 43 MEMORANDUM TO: Melinda Whelan, Assistant Planner FROM: Wendy Joe, Police Civilian Investigator DATE: April 12, 2018 SUBJECT: Lido Tasting Room 201 Shipyard Way, Suite 3 Use Permit No. 2018-003 (PA2018-038) At your request, the Police Department has reviewed the project application for Lido Tasting Room located at 201 Shipyard Way, Suite 3, Newport Beach. The applicant is seeking a Minor Use Permit (MUP) for a retail wine shop with an accessory wine tasting use. The applicant holds a Type 02 (Winegrower) Alcoholic Beverage Control License. This retail space would require a duplicate of their license by ABC. There are no late hours proposed hours. Statistical Data and Public Convenience or Necessity Business and Professions Code §23958.4 finds "undue concentration" for an applicant premises in two ways: 20% higher crime with an alcohol nexus in a Reporting District as compared to the city wide average, or an over saturation of alcohol licenses in a census tract compared to the county. When undue concentration is found to exist, a judgment on Public Convenience or Necessity (PCN) is required. However, there is no definitive or uniform guideline defining the application of PCN. While the final determination of PCN for a Type 02 license falls to the Department of Alcoholic Beverage Control (ABC), ABC encourages local authorities to address PCN in the use permit process. Attached is a summary report compiled by Newport Beach Police Department (NBPD) Crime Analyst Caroline Staub, which provides detailed statistical information related to alcohol establishments and calls for service in and around the applicant's place of business, 201 Shipyard Way, Suite 3. Crime Statistics The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to compile statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 15 which stretches from 37th Street to 20th Street along the Newport Beach Peninsula. Per Business and Professions Code §23958.4, the Police Department is required to report offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and motor vehicle theft (all Part 1 crimes), combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations to ABC. These figures make up the "Crime 22 Lido Tasting Room U P2018-003 Count" which is indicated on the attached statistical data form. This reporting district is reported to ABC as high crime area as compared to other reporting districts in the City. RD 15 is our highest crime area in Newport Beach with significant quality -of -life concerns for the residents, as well as the Police Department. RD 15 is 401% over the City-wide average for reported crimes as compared to other reporting districts in terms of crime count reported to ABC. The highest volume crime in the area is simple assault, which can usually be attributed to bar fights and assaults due to overconsumption of alcohol. 39% of the arrests were for public intoxication, DUI, or liquor law violations. In comparison, the figure for neighboring RD 13 is 33%, RD 16 is 28%, and RD 25 is 29%. The highest volume arrest in the area is Public Intoxication, and this area is 616% over the City-wide average for Part 1 arrests. This location meets the legal criteria for undue concentration (B&P §23958.4). Alcohol License Statistics The applicant premise is located within census tract 0635.00. This census tract has an approximate population of 5,726 residents with 82 active alcohol licenses and 72 licensed establishments. That is a per capita ratio of 1 license for every 70 residents. Per the Business and Professions code, we compare this per capita ratio to Orange County's on -sale per capita ratio of 1 license for every 467 residents. This location meets the legal criteria for undue concentration (B&P §23958.4). RECOMMENDED CONDITIONS OF APPROVAL Police Department has no objections to this project provided the following or similar conditions are imposed. 1. The permittee must close at 11:00 p.m., daily. 2. The approval is for a retail off sales alcohol sales with an accessory wine tasting use. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 02 (Winegrower). 3. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use may be cause for revocation of the use permit. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 6. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 8. There shall be no live entertainment or dancing allowed on the premises unless a special events permit is acquired. 2J° Lido Tasting Room UP2018-003 9. 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, and debris from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 10. 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 within 60 days of hire. This training must be updated every 3 years regardless of certificate expiration date. 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 60 days of approval. 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. 11. Strict adherence to maximum occupancy limits is required. 12. The applicant shall maintain a security recording system with a 30 -day retention and make those recording available to police upon request. 13. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. If you have any questions as to the content of this memorandum, please contact Investigator Wendy Pe,at (949)644-3705 or wjoe@nbpd.org. Investigator, Special Investigations Unit Jay Short Deputy Chi f 30 n Z A D A c O c ms N v V Lf m • • n D �0eg n 2 • w A J N A N R J it W V O + m a _ m m a � Z M n n O � o O T N n M IV v ou �a a N --I m N 31 o r v v o m m m m m m» _ w^ W a N n m A N N N � N N O1 A A N 0o m r In O , m Z A D A c O c ms N v V Lf m • • n D �0eg n 2 • w A J N A N R J it W V O + m a _ m m a � Z M n n O � o O T N n M IV v ou �a a N --I m N 31