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HomeMy WebLinkAboutX2020-2022 - Alternative Material & MethodsI )Cw7c) -Omb �11;- COM44UAI CITY OF NEWPORT BEACH oM� MFNT �U COMMUNITY DEVELOPMENT DEPARTMENT APR 25 ?�22 BUILDING DIVISION clraoF c�UcoaN�P " 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658 4, www.newportbeachca.gov 1 (949) 644-3200 %, 0&7- 6EAGN DOCUMENTATION OF UNREASONABLE HARDSHIP - $349.00 9 FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS UNDER CASE NO.: $172,418* CBC 11B-202.4 - EXCEPTION: 8 (FILL OUT PAGES 1 & 2) H 2O217 ❑ FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS OVER / $17$418*CBC 11B-202.4 - EXCEPTION: 8 (FILL OUT PAGES 1 & 2) MUST BE ACCOMPANIED WITH RAT/FICATION APPLICATION ** PROJECT INFORMATION: ❑ FINDING OF TECHNICAL INFEASIBILITY FOR PROJECTS PER P/C. #: CBC 118-202.3 - EXCEPTION: 2 (FILL OUT PAGES1, 2 & 3) Permit#: 1C2o2p A. JOB ADDRESS: 25/ �p� #ky E4sr Use: c2eS fzwrawy— SUITE NO. Stories: I Verified by. 6" B.PROPERTYOWNER: %lUSS&%C rGm Receipt#: A060r2.r763 Address: ZoyS W. /,?1gy SLVig, Cityit(Eur,9�2Y�/J �! _ State: C4 Zip: 2 &% ,4 Phone No. 91y� !� _ ieW DISTRIBUTION• C. APPLICANT. /rq ��kvV�T�RE ��'LLG Owner Position/Relationship: rr/V4P - Petitioner Address: ��t7(r y � SUS r<fi City C-YApJJ � P/C Eng State Cfk Zip yuo3o Phone No.: JV f P3 9 _ 3 D7f, ❑ Inspector ❑ Other An unreasonable hardship exists where the cost of providing an accessible entrance, path of travel, sanitary facilities, public phones, drinking fountains, etc. exceeds 20% of the cost of project without these features. The actual work of the project must comply with current code and an additional amount equal to at least 20% of the cost of the project must be spent to improve required accessibility features that are not in compliance with current code. In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order: 1) An accessible primary entrance; 2) An accessible route to the altered area; 3) At least one accessible restroom for each sex; 4) Accessible public telephones (when elements provided)such as additional parking, storage and alarmle drinking fountains (when srovided); 6) When possible, additional accessible To request an unreasonable hardship, complete the attached worksheet, and prepare a site and floor plan of the existing and proposed accessibility improvements. This information must be submitted to the Building Division in duplicate, prior to processing a permit application. One copy of the approval or denial will be returned to the applicant. For projects exceeding the valuation threshold of $172,418, a hardship approval can only be obtained through a ratification application and hardship application. * The $172,418 is based on $50,000 in 1981 dollars as of January 1, 2021. ** Ratification form can be obtained at: https://www.newceacheortb — uncaiionrorm FOMMHardship o2/11/2021 Address: M 6Q*W66;,.E,g(- 1. Total Cost of Construction contemplated (not including disabled access work) $ /21-, $o9, a' Identify the accessibility features, which will NOT be brought into compliance if the request is granted. Provide an estimate of the cost of compliance for each item. ❑ Path of travel to entrance (ramps, walks) .................. ❑ Path of travel to altered area(s) "': """""" $ �( Sanitary facilities (restrooms) .�F�E2,. (b $ ❑ Parkin 41ER..C?ES�KtP�tGt�� $ g........................ ❑ Drinking fountain(s)..1)(14..................................................................... $ ❑ Accessible phones) . X..rS.`T/.<S?6...c4ew l ❑ Accessible signage . 1X/.f7!N.G...0 t eqe{ r...................................... $ Ni Other PA.rV.� ,PAY prggN p')g11c.,51t75Weu.1� $ ...................... $ Sd, vDo, Total cost of providing compliance:..... $ Identify the accessibility features and equivalent facilities, which will be provided or brought into compliance as required by Code. Provide an estimate of the cost of each item. !; a. azi;we f' kiN6 yP 3 $ b f�T�f vF T1v�7v12an�'Ucryt �r(an R4ay4mra $1Srby8. C. d. $ e. $ _ f. $ Total: $ 2. Technically infeasibility —if applicable comnle�e 3 of this application 3. Fill out this section if the path of travel from the disabled parking spaces to the tenant space is not accessible. List projects (tenant improvements, additions, remodels, etc.) performed within previous three years where no disabled access improvement was performed in conjunction with the project. State description, date, and cost. Go�uP �eTtaJ IVCN 7JffS The applicant understands that although the City may approve this request of unreasonable hardship and the proposed equivalent access, the City reserves the right to require additional access comp liance u on receivin a complaint of inadequate access at this location. 4. — CFlSl ,f W _ W{/7�4T,/A — 1- - — ' 10128/z/ ( p an N me , or/A/uthonzatl R�resentahve) 5. �W Njte) _ R AP n s gnatu2- FOR CITY USE ONLY --- -' [XApProved ❑Denied os _p�_'ZOZz - •—�•�- •-.::... (Chiefauiltlmg Otficiap FoMMHardship 02/11/2021 Keisker & Wiggle Architects b SOL Repair Accessibility features that will not be brought into compliance supplemental information: Restrooms The main issues within the existing bathrooms are clearances required by the CBC. As an example, within the Men's Room: 1. The clear area required for the lav is only 30" x 44", with a solid wall in the way of expanding, 2. The accessible stall has walls to the ground. The CBC requires an additional 6" more clear toe space area. That is unachievable without a full remodel. 3. The required clear area for the urinal overlaps with the swing of the door into the accessible stall, the opening into the standard stall and the 5' turning radius. 4. The path of travel to the accessible stall is over the required clear space for the urinal. The resolution of these issues requires additional floor space, which is not available without a total redesign of the restrooms. The Ladies Restroom: 1. The accessible stall has walls to the ground. The CBC requires an additional 6" more clear toe space area. That is unachievable without a full remodel. 2. There are non -conforming issues with the location, height of some of the accessories. The resolution of these issues requires existing walls to be removed, and the additional spaces required will trigger other non conforming conditions. 0 26961 Camino de Estrella, Suite 200, Capistrano Beach, CA 92624 P, 949/388-1250, F. 949/388-2760 CITY OF NEWPORT BEACH CASH RECEIPT FINANCE DEPARTMENT 100 Civic Center Drive, Newport Beach, CA 92660 P.O. BOX 1768, Newport Beach, CA 92658-8915 Permit Number : X2020-2022 Plan Check Number: 1646-2020 Today's Date : Apr 12, 2022 Receipt Number: R000121783 Job Address: 251 E COAST HWY NB Description: COMM -REPAIR FRAMING AT UNDERFLOOR CRAWL SPACE Owner: FLUTER RUSSELL E Applicant: FM RESTAURANTS SIGNATURE Date Paid: Apr,12,2022 03:53 PM Notation: NEDALGEO Initial: JI Payment Payment Type Credit Crd FOR PLAN CHECKS ONLY: TARGET DATE: Total Paid : $367.00 Check Number Card Type AM EXP Tendered $357.00 For status, please log on to www.newportbeachca.gov/building and select PLAN CHECK STATUS or call (949) 644-3255 NOTICE: PLAN CHECK EXPIRES 180 DAYS FROM DATE OF SUBMITTAL GRADING GENERN NOTES -xSVALI OEA SUEDNG PFRUNI OY TIME Gtt OFI:EVIPORI BEACH WFS NOI PELIFVF APLICU.R OF IHE .I GORRIEMENI51. OBSERVE COVFA'ANTS, COI:MONS AND RESTRICTIONS WHICH MAY BE RECORDED AGwN:SURF FROFERIY OR 100310.n PIAAS. LOU SHOULD CONTACT SOUP COMMUNITY ASSOCAIICNS PRIOR TO COMMENCEMENT ANT CONSTRICTION FEEMIDSEOB11N3 PERMIT" 2 PRIOR TO PERFORMING ANY WORE IN THE CITY RIGHT OFWAY N. FNCROACHMENI PLRFIH MIT' BE OBIMIED FPO. ME FUBLC wOR6 CEPARV/b.l,' ]. ALL WORK SHALL CONI TO CHAFER 150` THE NEWPORT BEACH MEDICIPAL CODE INBMCI, THE PROJECT SOILS EXPORT AND SFECIA LOGRIEMENR OF THE FIND W StSI"ALL BE CONIROUFOPY WATER NO AI.9/OR OUST PALVAINE, 5. SANBARS' FACILITIES SHALL BE MAiA'TAINED ON THE SITE WRING THE CONSIBUCIION PER OD. 6. WORK HOURS ARE LIMITED FROM ELF AM TO I UP PM MONDAY THROUGH FE DAY: B W AM TO 6 UP PM UJAMOAYS: AND NO WORK .1 SCN'DAYS AND H011DAYS PER 5ECBOA'TUM OF ME NWC ]. A06E F%CAVATIp,DELIVERYMDRFMOVALSHALLBECOA'TROLLED PRE SEC? ON I.. LE OFIHFIdIC. B. ME 11.1ED U. OF AFFUMUF 1111 SHALT BE ON THE 1. SITE Al ALLIMES. 9. FE RAMBLE AND COMPACTOR ARE RESEOXSUIE FOR LOCATING AND PROTECTING UTILITIES. 10 PPRD'OT M.RNG MANAGE PROYI AIDS PR01'ECTVE MEASURES MUE SE USED 10 PROTECT ApJONNG PROPJET G OURIHIG 1HFG RAONG OPERATION. I1. CESSPOOLS AIIDSEPTIC IAM1KSSHALL BEMAROONED F COMPLIANCE WITH R¢ UNIFORM NHEVANG CODE AND APPROVED BY THIS BUILD US OEFCIAL IS. HAU I RWIFS FOR IMPORTO f%ON Of MAIER:ASSHALL BE APPROVED BY THIS CMITRAFFIC ENGINEER AND PROCEDURES THAN CON FORMA M CHA ER 5O. HE B C. 13. POST EDRAIN AGE SHALLBf 11 ED . IROAA AILBL LD'NG AND, OF RFAS. 14 FAµRF IOF OUR,N EC OTS AI.O/OR NA 1EF OVA?IE ERGS M. CONTROL DEVICES MI !THEBETTORRAW FMRS SHAH RFSVLIA A $10' WORK' ORGER .. 15. ALLAS IC DRANASI . MFN CONE'NOF CO ABS ANNE SCHFWN N OR SDP BS OR M3N3 IH GLUED LONG. GENERAL NOTES. ! 1 AN APPROVED ENCROACHMENT FERMI]IS RMURED FOR ALL MONK. ACFAUIG WITHIN THE PUBIC AGM-CFWA OR OM1OwNED OTILII15 2. APUBLIC FORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION I$ REOURED BEFORE ME BUILD NO DEARIMFNI FINAL CAN BE RE AT IXERIVEOFPUBLICWORFS DEPAR ENTWSPECION FANYOFIHE IX5INGPUBLIC MPRO E E 15SVRRGUNDNOIHESIERDAMAGED. NEW COFFEE 5:DFWALK CURB AND GUTTER. AND ALUMISIREEI PAVEMENT WILL EE REOURED. ADDRIONALLY, IF MINING U"ILIUM INMARIT VCIURE APE DEEMED SUBSIANOAPO.ANEW-i!NCH WRIER SERVICE. WATER FACED PDX, SEWER LNFRAI ANDpR CLE ITOUT WIN BOX AND MID WILL BEREQUIRED DERECIFTHECOSTSHANHERTURNEW THE PROPERTY OWNER INUNICIPAL CODES M21021 AND AG9.I SAID DEIERNMAIION AND THE "TENT OF ME REPAIR WORK SHAH BE MADE AT IN E DECTRU10N OF ME PUBLIC WORKS RiSPECIW. CONTRACTOR IS RESPONSibLE TO MNMTAN HE PUBLIC BIGXIAFwAY AT ALL TIMES DURING COMMUNION PROJECT. A STEP WORK POLICE AY 0E RULED FOR ANY DAMAGE OR UNMAINIA:NEO PCERPON OF MF PUBLIC RFSEN.-WAY. 3 AN ENCROACHMENT AGREEMENT 6 POURED FOR AIL NONSTANDARD NPROVEWENT WIIHMMFPLIBLICAGHTY)E Y, AL INOTEMEMEMO MPRCVFMEMSSHNL CCMYLY MIX CBY CCVNOI PIXICYL 1. CONIRACICR SHALL. VSEC("Y SIANOMO FCPM'bDFY N01!CF CF INIENIICE%CAVATEIC, HOBR N)JACEN" lE1.1 OWNERS BY CERRIEO MALL MDAYS PRIOR 10 SIM LNG EXCAVA IION OR SHORING 5 CAI -OSHA FERMII S R FOUIRE D FOR. CAVAIICNS D PERM IHAN S' NID wR SHCEN G AN DIG, U OE R.N NG. 6 COMP SOUS SRECAI REDIRECTION, PER SECTION IFEE, 6 SNAP BE PER FORM FD BY [HE GDOR CUT CAL FNONfER DURNG S NORING AND EXCAVATION OPERATIONS AND DURING SNORING REMOVAL PROJECT NOTES: 1. CCNTACTOR 1.11 VEEFY GEE DIMENS:CPS AND PAVENFNI SECTION PRIOR TO RATE OF CONSTRUCTION AND NCEPY ENGINEER OF ANY DLCREPAN'OES. 2. GRADING SHALL CONFORM 10 OMFEGURFMENI5. SSPWC 'GREENBOOK'. AM IXEPROIECIGEOIECHNICALRENCRI. 3. CONTRACTOR SHALL OBINN RCNRfN PERMITS PRIOR TO DARISH GRADING IVORK. A IXE COTHEACIOE SMAII NOTIFT UNDERGROUND SERVICE ALERT All BM. I 4221133 Al LEAST WORKING DAYS IN ROMANCE OF MAN No WEXEX 5, II11SHAN BE THE CONTRACTOR$ RESECTLE TO FAMILMIEE IMSE"F/HERSELF WIIM SHE CONDITIONSANO OF NIY UNDERGROUND MI IIiFS SHOWN OR NOT SHOWN ON THESE PLANS. 6. IT SHALL 10 F THE CON REACTORS R ESP CNSIBI1 TO FRO" ECISURVEY AI CNUNE NISIN P LACE AND IN E CON READ ICR S H ALI BE RNANCEM111 RESPONSIBLE FOR RESEIIIEND DAMAGED OR FOLLOWED NOW UMENIS. J. OUST CGNIROL SMALL INCLUDE: A. PROYLS!ONS FqR COPTINUOUS RAMMING DURING GRADING CPERAIIC $!NCWONG A MN.M. ON CALL OPFRAIOR. B. UPON COMPLETION GF IHE PROJECT. MF ENTIRE SITE S IO BE START ED WITH PERMANENT ME ON CONTROL MEASURES 9. CLEAR ALL CUT AND FILL AREAS OF VIONAIION AND ORGANIC FEIAI S WAITO A DEPTHOF SIX NI INCHES OR MORE. 10. FEELSHMI BE PLACED 1111111 CP EIGHT ISM INCHES OR LEST ANN MFFICIENI MOISTURE ADDED AND MAIFRIAI CONTRACTED IO ACHIEVE ME RECURID PFRCENI OF COMPACTION. I!. NO ROCKS GREATER THAN SI%I6; INCHES IN DIAM£IER.AY BE RACED IN FIIL 12. CONTRACTION 'HI BE A NI LIMED OF N:NEED PERCENT 'OPI- 3. MINIMUM SLOPE FOR ALL GRADED AREAS SHALL BE CITE PERCFNI FLUFFS UNLESS ON SMOOTH PCC THEN ME MININUI.I SLOPE SHALL BE ONFNA"P PRICED I IDstal u M USAM,L SIOPE55NAU 012! T. SLOPE SLAB tRA110115HALL BE PROVIDED ON AT SLOPES IN ACCORDANCE WIIH SPPWC 'GREETEREM, IT L::= SIT E PA1, „'�r( ' E ='EIh�Yv f rGef '�7PpxY fi k•' IPo W EMPIRE —I z N, I CONSTRUCTION NOTES: ESTIMATED QUANTITIES Q 5AWCUTANDREMOVESMACPAXAMEN1 196 LF O 25' AC PAVEMENT OVER EX, BASE 1.3195E Oj PARKING SURFING PER MORIECIVNE 115 l/ INSTALL HIND IED DOMES. ACCESS CLE SURFACE APPLIED IWSL 21 SF FEDERAL YELLOW p$1g1 PER MANUFACTURER OS INSTALL CONCRETE VALLEY GUTTER PER DETAIL 6 THIS SHEET !!SF R OAIL M. SEE _e Or I FAP WGCLES -- ... _. PRpiF N. B=K-R54x xP T E- — W 'W _ CNF / f _IiO1F[1 xEucE I: i. r. K 4 Lei, EX. BUILDING _O ACPAVEMENTSMoON HI3 —© VALLEYGUIIER Nib. !O 0 0 5 10 20 30 lee1 Know what's below. NO. REVISIONS REDUCED APPRVED DATE Callberore You dig. RECOMMENDED FOR APPROVN,: MARCH 30, 2022 OWNER/DEVELOPER GEOTECHNICAL/GEOLOGICAL FIRM SEAL CAEL ENGINEERING FIRM SEAL CITY OF NEWPORT BEACH GRADING PLAN GRADING INC FM RESTAUANTS SIGNATURE OPCO, LLC, APPROVED SEE PERMIT NO. oI STRAND ENGINEERING, . FOR IiL65 NNO1TAVENUE. SUITE A, CVPREGS. CABLb]O HMI AVOnIJe Piw, SIT. C-121. UP G... TO CA926I31MPId31-1610 I UNDER THE RESPONSIBLE CHARGE OF: ♦JfA�Ip,v�/ii • SOL MEXICAN COCINA ~2({PI .BE E. PACMIC COAST WC911AY' I NBFPORT DBACN. CA 92661 SHEETLEPT SOILS ENGINEER DATE CIVIL ENGINEER DATE 03-3°-24 CRY ENGINEER LID. DATE SHEET INDEX EXISTING CONCRETE BLOCK BULKHEAD WALL 3 i101l,1104 „C1eI\TII (E) FLOOR FRAMING - ALL FLOOR FRAMING IS ABOVE THE GE NAVOSS LINE (E) WOOD PILE ;ED CONC. CAP (E) CONCRETE PER REFER TO STRUCTURAL DRAWINGS FOR REPAIR A UNDERFLOOR SECTION UNDERFLOOR PLAN /_PP1Y46_& -1 1"AM8-JJO Now OR EXISTING W000 STRUCTURAL BEAMS OR JOISTS ARE PERMITTER BELOW THIS ELEVATION. (E) GLU-LAM BEAM - CUT OFF 12", L AFTER THIS PROJECT IS COMPLETE, THESE BEAMS WILL NO L LONGER BE STRVCTUJA PART OF THE BILGING 114" = 1'-0" PARKING LOT KEY PLAN 114" = 1 '-0'I EXISTING BAY FRONT OF BUILDING - LEFT EXISTING BAY FRONT OF BUILDING - RIGHT oFEMA NOTES: A. Analysis of existing building materials below the Design Flood Elevation (DFE). For this project, DFE = 9.0' NAVD88. There are four materials that are below the DFE: 1. The existing wood materials after completion of the project are only Finish Materials, as defined in FEMA Technical Bulletin 2, as they are not a part of the gravity load structure of the building. These wood elements will be painted with a marine rated waterproof paint prior to the installation of the new glulam beams. The closest description is a wood frame stationary partition, which is a Class 4 material. 2. The vertical pilings that are currently wood pasts encased in concrete. With this work, we propose to raise the level of the concrete to the bearing point of the new redwood beams. Concrete will fully encase the wood. Concrete, cast -in -place is a Class 5 material. 3. The existing sea wall is solid grouted concrete block. This is a Class 5 material in FEMA Technical Bulletin 2. ,�,4. The new beams are redwood beams. This is a Class 5 material in FEMATechnical Bulletin 2.The new beams will be finished in a colorto match existing wood trim. Architectural Plans by Keisker & Wiggle Architects, Inc. A.1 UNDERFLOOR REPAIR PLAN A.2 SITE AND PARKING PLAN zL A.3 SUPPORT DOCUMENTATION Civil Engineering by Strand Engineering, Inc. 1 GRADING PLAN Structural Plans by Spire Structural Engineering, Inc. S.001 GENERAL NOTES & TYPICAL DETAILS S.002 GENERAL NOTES & TYPICAL DETAILS S.201 COMPOSITE FRAMING PLAN 3.301 SECTIONS Reference Plans of Existing Project 1 CIVIL SITE PLAN A 1.0 SITE PLAN A 2.1 FLOOR PLAN A 4.1 EXTERIOR ELEVATIONS TABULATIONS o BUILDING USE: RESTAURANT OCCUPANCYGROUP: A-2 CONSTRUCTION TYPE: V-B NUMBER OF STORIES: ONE AREA OF WORK: 2,488 SF oSCOPE OF WORK: This is a maintenance project to substitute (E) 8 x 20 GLB members with new redwood beams, and repair or replace existing deteriorated 4 x 10 beams and 2 x 10 floor joists that are exposed to the elements under the building and affected by dry rot. This is not a remodel. There is no interior work, no additional square footage, no change of use, no change of occupancy within this project. GENERAL NOTES: o 1 Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 2 The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 3 Debris from demolition and work shall be captured and removed from work areas each day. All debris shall be removed from the project site within 24 hours of mpletion of the project. Stock piles and construction materials shall be covered, enclosed on all sides, not stored in contact with the soil, and located as far away as possible from storm drain inlets and any 1 waterway. uip B. A licensed surveyor shall complete a FEMA 4 No mechanized eqment shall be utilized in the area of work. N Elevation Certificate (EC) and submit it to the Building Department prior to requesting final inspection. C. A FEMA Floodproofed Certificate (FC) will need to Qbe submitted to the Building Department prior to requesting final inspection. D. The EC and FC must be approved by the City's Community Rating System (CRS) Coordinator prior to requesting final inspection. E. All mechanical, gas, and electrical equipment servicing the building (including ducts) must be at or above BFE (8.0'NAVD88 forAE8 SFHA). PROJECTADDRESS: PROPERTY OWNER: 251 Coast Highway East • APN 050 451 56 Russell Fluter i• c: __ 2025 W. Balboa Blvd. Newport Beach, CA 92663 VICINITY MAP Ro } FcPl4 SOL Mexican Cocina 257 E. Pacific Coast Highway Newport Beach, CA 92661 ^FM Restaurants Signature OpCo, LLC 11065 Kcoll Avenue, Some A, Cypress, CA 90630 PRINTED Keisly s•9+=mE•,4,2B29 Wggp,e oomw, u. z6z6 Architects= Fil24,mz1 26961 Camino de Estella Suite 200. ., 0 Junet6.282t July 21, 2021 Caplareno Beach, 'EIRT la 92624 P. 949/388,1250 E 949/3BO 2760 .. Q Octn6•. 28, 2021 •_ I1ptl11,2U22 EeMSHO Mw S chllxas.mm 0 MC IJ.r Ag91P A,CH iecls I A PPITT9M 60101m¢p an H, THIN-LILL tl rtgl-1 Na pubfH T., fume, J, 9,CULPr,, I w h.IM-P., p "IsslOn Of Ne M ,& WWILA,chft,C$ lnC. AIIng E+RIMI H UNDERFLOOR REPAIR PLAN A.1 EAST PACIFIC COAST HIGHWAY C x EA.EMEN! IL) 51GE INLK © @IiA1y+C /ry) LVALL(S) DRIVE 0 LL I _ I I I 1LI i i • _ I � CRFAiExEvl <CA4BC �� F_- i�PL�IPNi PAtXMF F ROMNEW q S p. FS.E c,. �I RF£FAgF£FA T \4� , N\ LINE 1 / ------ `i, EXISTING J �� RESTAURpNr �} \ K xo• MME I I I r I Q ORI AY I � ; ;D x --_ ❑ a` x q ____ —7 --------- PARCEL C - --- ---- �-- — — AREAOFWORK—1 i EDL PANKING SUMMARY �RYY,_ � ,w.+rcemsaueruea ` i • �® y�9Gy �mveyt ry � oil Fy �OF PN��P SOL Mexican Cocina 251 E. Pacific Coast Higl,way Star Newport B,,.Oh, CA 92661 FM Restaurants Signature OpCo, LLC I IO6iknun Avenue, Suite A, Cvpeese, CA9MM Vdigq� Arch�ects: zX9N;,yIn�nPNNx.,,,�, caPlSPnnu kXfn� , e x iI PRINTED onas.nx.xmn ••-•^_�•_�� ,eA,..xm, �.I�Itrx,,an, __ —, TPnf.]M] SITE ANDPARWNG PLAN 7A.2 i `_ EAST PACIFIC COAST HIGHWAY LUMD -------_ F. W0.4RXR FAY •F0.Kf94VCW IFMi`PN/MfiAfK WI ML9ER `AE •9NL WIrKt RY LfA =RSfPMUR YFSFIYfYI x=A%i K •LmuzR avlx gx .Y.a uMxu Inca%=amn wu -wunza.zu sx -sNE nna'v .v�l9anwn Loi s[In sx >za..w ncm'Ra-wxi+m wv 1Q' lF 0.ve . fFdF30 WU 0. =u:Nnnt mr . py7; Ix'F ry{4i r -\vvvl un°sWi -1(tNld( M141 �Itlml i.-tunc ntYlro.' WIN 110 N . Li9? II[nRv' . 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US, [N =U516 ( yY .4YMUA' O u°ovdr vu _ vp P �Av lNt .Am.,. �j Y-VOGP MYSW 3IIll � �.[v NI -LYSEv[IC FIB P =fl0!`\V /y G V-`VFR.i � W.1Tif1 NVVtl P =0..LiD d •piLU YAfiA YFU' [ILxR � Ivy^[FiR n rFN �^ Flllt[Mb[9Ci GTl YA:Lf wL =h�'6u�h ul =NwO- IAMI n !ij rm�kir ,IRY -m =arr w+x - xoFP . _wa;^IowLA ra uAl, tfi rlll N f°PSI Fr AO EASCYENr NOTES: 05 v [xS .Y rp 6 IEI WFLL A10, fF1W °r lnT_ StFIC R' [A4YpYix vw cmY,rvr Pecw°:° N sv. uzrz, vue nn m a-Lxin PFwrxs. MvE uu�iwan�°ov<°`s:n���X°nw:yt: a°i\m eF aiisFiii.A°°Iu=w M -1. uvwL xa e�m or a[uu r.i°s � :ix uvicuL`vifwao n�av�uvm nu YaiF--oval a`oii:nf eeuv`n e 1 N GRAPHIC SCALE Inffnl EXISTING SITE PLAN FOR REFERENCE ONLY 1 N.1 s„rtrY