Loading...
HomeMy WebLinkAbout03_Balboa Bakery and Donuts Minor Use Permit_PA2016-190 COMMUNITY DEVELOPMENT DEPARTMENT VPLANNING DIVISION low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq�iFOw�avP 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 26, 2017 Agenda Item No. #3 SUBJECT: Balboa Bakery and Donuts Minor Use Permit (PA2016-190) 706 E. Bay Avenue • Minor Use Permit No. UP2016-046 APPLICANT: Win Nguyen Design Group OWNER: Billy Kong and Sothy Kong PLANNER: Liz Westmoreland, Assistant Planner (949) 644-3234 Iwestmoreland@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: CV (Commercial Visitor-Serving) • General Plan: CV (Visitor Serving Commercial) PROJECT SUMMARY A minor use permit to allow the operation of a bakery (Take-Out Service, Limited Eating and Drinking Establishment) within 500-feet of a residential Zoning District. The proposed bakery would include retail uses and primarily provide food services to-go with up to six seats for customers. The use would occupy approximately 3,290 square feet. The project includes tenant improvements to create a kitchen area, seating area, retail shelving, and a waiting area. The proposed hours of operation are from 8:00 am to 8:00 pm, daily. The site is located within the Balboa Village Parking Management Overlay District. No late hours (after 11:00 p.m.) or alcohol sales are proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; and 1 Balboa Bakery and Donuts Minor Use Permit Zoning Administrator, January 26, 2017 Page 2 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines — Class 1 (Existing Facilities), 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. UP2016-046 No. (Attachment No. ZA 1). DISCUSSION • The proposal is to convert an existing arcade space into a take-out service limited, eating and drinking establishment that will prepare and serve baked goods and donuts, along with retail sale of packaged food items. • The proposed hours of operation are 8:00 a.m. to 8:00 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. • A total of six seats are proposed as part of this application, consistent with the take-out service, limited standards. • The property is designated Visitor Serving Commercial (CV) by the Land Use Element of the General Plan, which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach. 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 property is located in the Commercial Visitor-Serving (CV) Zoning District, which is consistent with the intent of the CV 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 2-5 of Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements). • Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required) states that a take-out service, limited eating and drinking establishment use shall provide 1 parking space for each 250 square feet of gross floor area. Since the proposed use is occupying an existing building previously occupied by a commercial recreation and entertainment (arcade) use, with an equal to or greater parking requirement, there is no intensification of use. • The project is also located within the Balboa Village Parking Management Overlay District. Pursuant to Municipal Code Section 20.38.030.D, no off-street TmpIt:05-05-16 Balboa Bakery and Donuts Minor Use Permit Zoning Administrator, January 26, 2017 Page 3 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 limited seating, no additional off-street parking is required. • Staff believes the all findings for approval can be made and that the proposed take-out service, limited eating and drinking establishment use will be complementary to the other uses in the area and will serve residents and visitors to the City. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class Class 1 (Existing Facilities) of the CEQA Guidelines. 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 properly 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: Liz Westmoreland, Assistant Planner GB W law TmpIt:05-05-16 Balboa Bakery and Donuts Minor Use Permit Zoning Administrator, January 26, 2017 Page 4 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:05-05-16 J Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-190 TO ALLOW OPERATION OF A BAKERY (TAKE-OUT SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT) LOCATED AT 706 E. BAY AVENUE (PA2016-190) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Win Nguyen Design Group with respect to property located at 706 E. Bay Avenue and legally described as Lot 4 as shown on a map of a resubdivision of Lots 1 to 7 inclusive of Block 98 of the Balboa Tract, as per map recorded in Book 8, Page 37, of Miscellaneous Maps, records of Orange County, California and all that portion of Lot 4 in Block "G" in bay front section of the Balboa Tract as shown on a map recorded in Book 6, Page 15 of Miscellaneous Maps, records of Orange County, California, lying Southwesterly of a straight line between the most Southerly corner of Lot 7 and a point in the Northwesterly line of said Lot 4 of said Block "G" in bay front section of the Balboa Tract aforesaid which point is 8.81 feet Northeasterly from the most Westerly corner of Lot 4 of said bay front section requesting approval of a minor use permit. 2. The applicant proposes a bakery (Take-Out Service, Limited Eating and Drinking Establishment) to operate in an existing 3,290 square foot single-story commercial tenant space within 500-feet of a residential Zoning District. The proposed bakery would include retail uses and primarily provide food services to-go with a maximum of six seats for customers. The project includes tenant improvements to create a kitchen area, seating area, retail shelving, and a waiting area. The proposed hours of operation are 8:00 a.m. to 8:00 p.m. daily. 3. The subject property is located within the Commercial Visitor-Serving (CV) Zoning District and the General Plan Land Use Element category is Visitor Serving Commercial (CV). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Visitor Serving Commercial (CV-A)- (0.0 - 0.75 FAR). 5. A public hearing was held on January 26, 2017 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Zoning Administrator Resolution No. ZA2017-### Page 2 of 8 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. 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 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 Visitor Serving Commercial (CV), which is intended to provide for accommodations, goods, and services intended to primarily serve visitors to the City of Newport Beach. 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 CV 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, residential, and water related uses. 4. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The property is located in the Commercial Visitor-Serving (CV) 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 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements). 01-03-17 Zoning Administrator Resolution No. ZA20174t## Page 3 of 8 2. The proposed use would also comply with Section 20.38.060 Non-Conforming Parking of the Zoning Code. This section states that a nonconforming use in a nonresidential zoning district may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement occurs and the new use requires a parking rate of no more than one space per 250 square feet of gross building area. The proposed Take-Out Service — Limited use would require one parking space per 250 square feet. Therefore, the proposed use complies with Section 20.38.060 of the Zoning Code regardless of inclusion within the Balboa Village Parking Management Overlay District. 3. 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 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 limited seating, no additional parking is required. 4. As conditioned, the proposed establishment will comply with Zoning Code standards for eating and drinking establishments, including those specific to the take-out service limited use classification, including a maximum of 6 seats. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The location of the proposed use is appropriate given that the establishment will be accessible from Bay Avenue, which provides convenient access to motorists, pedestrians, and bicyclists. The site is also accessible from Edgewater Place, which provides convenient access for pedestrians. 2. The proposed establishment is located near visitor serving retail uses and small eating and drinking establishments. Thus, the proposed use 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 would minimize any nuisances to residents living near the property. Finding: 01-03-17 g Zoning Administrator Resolution No. ZA2017-### Page 4 of 8 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 site would be served by existing utilities. 2. The Fire Department found no deficiencies with the proposed use and adequate public and emergency vehicle access is provided. 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 Administrator of the City of Newport Beach hereby approves Minor Use Permit No.UP2016-046, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 01-03-17 9 Zoning Administrator Resolution No. ZA20174t## Page 5 of 8 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. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF JANUARY, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 2� Zoning Administrator Resolution No. ZA2017-### Page 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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 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. 5. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit 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 to between 6:00 a.m. and 10:00 p.m. daily. 8. The maximum number of seats, including any stand-up counter areas for patrons shall be limited to a total of six (6). 9. There shall be no outdoor dining unless otherwise reviewed and approved by the Planning Division. 10. 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. 11. No outside paging system shall be utilized in conjunction with this establishment. 01-03-17 22 Zoning Administrator Resolution No. ZA2017-### Page 7 of 8 12. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 13. 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. 14. 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. 15. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 16. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, 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. 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. 19. 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. 20. 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 Balboa Bakery and Donuts Minor Use Permit including, 01-03-17 12 Zoning Administrator Resolution No. ZA2017-### Page 8 of 8 but not limited to, Minor Use Permit No. UP2016-046 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. Fire Department Conditions 21. Cooking that produces grease laden vapors will require a Type I hood as per California Fire Code (CFC) Section 609.2. 22. Commercial cooking equipment with Type I hood shall have an automatic fire extinguishing system that is listed and labeled for its intended use. The fire extinguishing system shall be a wet chemical extinguishing system complying with UL 300. CFC Sec. 904.11. 23. A 2A10BC fire extinguisher will be required and will cover approximately 3,000 square feet of floor area. Additionally, a Class K fire extinguisher will be required and must be installed within 30 feet of the cooking area with the fire extinguishing system. Buildinq Division Conditions 24. 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. 25. Accessible Americans with Disabilities Act (ADA) compliant parking shall be provided. 26. Doors shall not swing over property line into right-of-way. Public Works Conditions 27. Install sewer clean outs on all existing sewer laterals per City Standard STD-406-L. 28. Any required upgrades to the existing on-site sewer system (i.e. grease interceptor) shall be accommodated on-site. 01-03-17 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP 9� �S Project Location 6,0 l ?ti ' � o -207 rt � •, y� .ovagz �, � eoe .�. o � �� f. ti2 n7 ra��♦ ��/ i ♦O *_ ., Y � yin Bf -Oti'T Boa � • .. f PJB _ /-� -( v 4 I Minor Use Permit No. UP2016-046 PA2016-190 706 E. Bay Avenue 2� Attachment No. ZA 3 Project Plans 1( OA I NOTES OB I SITE PLAN PROJECT LOCATION GENERAL NOTES: Fe '9y - ALL CONSTRUCTION WILL FOLLOW THE CONSTRUCTION GUIDE LINES OF CITY OF Fe q�F PROJECT SITE000� NEWPORT BEACH CLEARANCE FROM HAZARDOUS MATERIALS DISCLOSURE , '9y OFFICE AND FROM AIR QUALITY MANAGEMENT DISTRICT WILL BE SUBMITTED TO � AGUYVE THE BUILDING DEPARTMENT PRIOR TO FINAL INSPECTION. - WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FRAME SPREAD RATING ¢ B DESIGN o C O N $ T R U C T O N REQUIREMENTS ACCORDING TO TABLE. AgAL. A90A AgAKERY 2 '9 - ALL EXIT DOORS SHALL BE OPENABLE FROM INSIDE WITHOUT USE OF A KEY OR �O X60 LIC. #B-955157 ANY SPECIAL KNOWLEDGE OR EFFORT. col) - TENANT SPACE, MAIN ENTRANCE AND EXIT, PATH OF TRAVEL, SANITARY �� 6 FACILITIES, ACIILITIE,ND DRINKING FOUNTAIN SHALL BE ACCESSIBLE TO PERSON WITH �F' AC& ST DISABILI S. co - NONABSORBENT MATERIAL ON FLOOR OF WATER CLOSET ROOM AND UP WALLS Q� - WATER CLOSET ROOM IS SEPARATED WITH A TIGHT FITTING DOOR AT STORAGE. QCFgNFRONT - ALL EXTERIOR DOORS, WINDOWS AND ROOF OPENINGS SHALL COMPLY WITH CBC AND THE CITY OF TUSTIN. - ALL WORK THIS PROJECT SHALL COMPLY WITH THE 2013 EDITION OF THE AND DONUTS CALIFORNIA BUILDING CODE (TITLE 24), A 1. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS AT SITE NIrsNITYMAP O/NSFTTjq qVF e" 2. AND ALL INCONSISTENCIES SHALL BE BROUGHT TO THE ATTENTION LANDLORD/TENANT AND DDG. BEFORE PROCEEDING. 3. ANY ERROR IO OMISSIONS FOUND IN THESE DRAWINGS SHALL BE BROUGHT TO 706 E/ BA Y A VE. BEACH, C.4 9266' SHEET INDEX THE ATTENTION LANDLORD/TENANT AND DDG. IMMEDIATELY. 4. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALE DIMENSIONS. 5. ALL DIMENSIONS ARE TO FACE OF STUD OR TO FACE OF FRAMING UNLESS OTHERWISE SPECIFIED. TS COVER SHEET, SITE PLAN ,GENERAL DATA&VICINITY MAP PUBLIC PARKING Al EXISTING & NEW FLOOR PLAN EX/STIN A2 REFLECTED CEILING PLAN AND SCHEDULES G gU/LPI NG (NOT APART) A3 ELEVATIONS CONSULTANT/ENGINEER: Q PROPERTY DESCRIPTION LuU Q >- Q) PUBLIC RESTROOMS PROPERTY DATA: O m BUILDING INFO: ® m OCCUPANCY GROUP: M (p TYPE OF CONSTRUCTION: V-B �y'y OO FIRE SPRINKLERS: NO W Z ) STORIES: 1 CLJ BUILDING HEIGHT: 18'-0" +/- Q oc::� W EX/ST/lVG g CEILING HEIGHT: +/- 10'-0" SHARED TRASH AREA UILDIIVG (NOT A,,7) APN # ; 048-133-15 C z EXISTING SITE PLAN (E)TENANT 3,290 SQ. FT. SCALE: 3132"= Y-0" OCCUPANT LOAD ANALYSIS WAITING AREA: 492/ 15 = 32.8 PERSONS KITCHEN AREA: 1,084/200 = 5.42 PERSONS BILLY KONG RETAIL.: 1,265/200 = 42.17 PERSONS 706 E. BAY AVE., EXIST//�/G NEWPORT BEACH, CA 92661 BUILD/ TOTAL = 80.39 PERSONS TI/COMMERICAL PROJECT FOR: NG (NOT APART) U J � SCOPE OF WORK: (� 1.(N) DONUT STORE COVER SHEET ~ 2.TENANTIMPROVEMENT uj LEGAL JURISDICTION: SITE PLAN, Lu w CITY OF NEWPORT BEACH, CALIFORNIA GENERAL DATA APPLICABLE CODES: FOR ALL BELOW 2013 CALIFORNIA BUILDING CODE (CBC) DRAWING TITLE: 2013 CALIFORNIA MECHANICAL CODE (CMC) AD�/gCENTPgRK/NG 2013 CALIFORNIA PLUMBING CODE (CPC) m L07- 2013 CALIFORNIA FIRE CODE (CFC) PLAN CHECK DATE ~ 2013 CALIFORNIA ELECTRICAL CODE (CEC) # 00-00-2016 co PUBLIC PARKING Q 2013 CALIFORNIA ENERGY STANDARDS uU 2013 GREEN BUILDING CODE 4 SPACES (E) NEWPORT BEACH MUNICIPAL CODE TE Ea PROJECT DIRECTORY REVISIONS: DATE 00 BUILDING DIVISION NOTES: 0 00-00-0000 U1. ACCESSIBLE ADA COMPLIANT PARKING IS PROVIDED(FIELD VERIFY) OWNER: BILLY KONG PUBLIC WORKS DEPARTMENT NOTES: U 1. INSTALL SEWER CLEAN OUTS ON ALL EXISTING SEWER LATERALS PER 706 E. BAY AVE, TENANT CITY STANDARD STD-406-L. NEWPORT BEACH, CA 92661 PACE 2. ANY REQUIRED UPGRADES TO THE EXISTING ONSITE SEWER SYSTEM(I.E. uU GREASE INTERCEPTOR) SHALL BE ACCOMMODATED ONSITE. TEL: (949) 365-6210 RENTED EMPLOYEE PARKING ( GAS W TER � (� FIRE DEPARTMENT NOTES: CONTACT: BILLY KONG DRAWN BY: HA NGUYEN 4 SPACES 1. COOKING WHICH PRODUCES GREASE LADEN VAPORS WILL REQUIRE TYPE I HOOD AS PER CALIFORNIA FIRE CODE(CFC) SECTION 609.2. SCALE AS NOTED Q 2. COMMERCIAL COOKING EQUIPMENT WITH TYPE I HOOD SHALL HAVE AN DESIGNER: HA NGUYEN AUTOMATIC FIRE EXTINGUISHING SYSTEM THAT IS LISTED AND LABELED DATE: 07-18-2016 FOR ITS INTENDED USE. THE FIRE EXTINGUISHING SYSTEM SHALL BEA WET (V CHEMICAL EXTINGUISHING SYSTEM COMPLYING WITH UL 300. CFC SEC 13172 SANDRA PL., SHEETNO. 01 OF 04 SHEETS 904.11. GARDEN GROVE, CA 92843 ADJACENT BUILDING3. A 2A10BC FIRE EXTINGUISHER WILL BE REQUIRED AND WILL COVER (NOT APART) APPROXIMATELY 3,000 SQUARE FEET OF FLOOR AREA. ADDITIONALLY, A TEL: (714) 326-3124 TS EXISTING BUILDING (NOT APART) CLASS K FIRE EXTINGUISHER WILL BE REQUIRED AND MUST BE INSTALLED WITHIN 30 FEET OF THE COOKING AREA WITH THE FIRE EXTINGUISHING CONTACT: HA NGUYEN SYSTEM. CA) EXISTING FLOOR PLAN NEW FLOOR PLAN 107''-0" �' w1 (E) 150 AMP AGUYVE PANEL DESIGN oCONSTRUCTI ON LIC. #B-955157 O O O J W (E) ARCADE z w 0 0 0 J 0 W b Q m C) CONSULTANT/ENGINEER: w CN (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOWLu I I 1 L (E) FLOOR PLAN SCALE: 114"= 1'-0" O M I 1 1 50,_6„ 56'_6„ �j 1 iV Amy m Z Q) c) 15,_6„ 3'-0" 6'-0" 26.8„ 16,_0„ X-9" 6'-0" 6'-0" 6'-0" T-3" 7'-X' 5'-0" 1'-6" 1'-6" 5'-0"=1 t 4 W w (N)FRYER 1 (E) 150 AMP 36" 8" 4 " (N)HOT PLATE / " ❑ wiH _ > 6 '' PANEL 4 8" 4 " Q Ms (N) OVEN olmm (N)DONUT = = k -1FRYER 24 REP SINK NS 3 COM.SINK FSO ® ❑ FS ® 19 EEI STORAGE/OFFICE WFD (N)BURNERS (N)HOOD -W COOLER FREEZER � o1 3 _REP co 2g 30 48CLRui TABLE 6'-0" (N) KITCH N AREA TY E DX7'-0"LEVERFSYO RT OGUR Y G RT Ps N) ICE COUNTERTYPE DR. MEN'S RE OOM BILLYKONG MA INE ACHI E M C INEFo706 E. BAYAVE., co 22 NEWPORTBEACH, CA 92661 C\la3'-6" 14HS❑ � TI/COMMERICAL PROJECT FOR: 0 6 12,_3„ 8,_0„u- L) u w 1 R a ) 3'-0'X7'-0"LEVER Qc ❑ 't (N) FRONTAREA FD® SANDWICH DONUT PREP TABLE DONU PEDR.W PREP TABLE❑ COOLER 11 3 MIXER 25 ,ELF CLOSING C) co o (E) + (N) INTERNATIONAL _ N FRUIT 34 +ADA Q � ^ FLOOR PLAN ACCESSIBILITY FRUIT COOLER COUNTER COUNTER = a SYMBOL PER m TOPPINGS DONUT DISPLAY BEVERAGE BEVERAGE RETAIL SHEL VIN RETAIL SHELVING RETAIL SHELVING RETAIL SHELVING RETAIL SHELVINGTACTILE EXIT SIGN O g 118-703. .2 0 Q "+ DISPLAY COOLER 12 COOLER 12 LL �- CASE W W PER CBC 118-703.4.2 21 2� a cn o z p 3'-0" 5'-0" 6'-0" 8'-0" 3'-0" 15,4„ 0 o i4 � GLASS SNEEZE GUA D o Q � (N) CUSTOMER AREA 5'-0"HIGHMIN. DRAWING TITLE: c� INTER 0 L k TACTILE EXIT SIGN ACCESSIBILITY o ti "THIS DOOR TO PER CBC 11 B-703.4.2 0 Q SYMBOL PER PLAN CHECK DATE REMAIN W 11B-703.7.2 ? UNLOCKED o 0 0 0 0 0 0 0 0 0 oo # oo-oo-zols WHEN BUILDING z z z z z z z z z z z o co O IS OCCUPIED." O J J J J J J J J J J J m W W W W W W W W W W W J CBC 1008.1.9.3 x x x x x x x x x i co 6 0 cl) J J J J J J J J J J J 0 4 I¢- I¢- I¢- I¢- I¢- I¢- I¢- I¢- I¢- I¢- k W ? zoo w 6'-0" w w w w w w w w w w q � �n 32a W W W W W W W W W W W kW 2 REVISIONS: DATE LL 00-00-0000 Z a (N) RETAIL AREA (N) RETAIL AREA (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW DRAWN BY: HA NGUYEN LEGEND. SCALE.. AS NOTED NEW FLOOR PLAN 0 EXISTING WALL TO REMAIN DATE: 07-18-2016 SHEET NO, 02 OF 04 SHEETS SCALE: 114"= 1'-0" ® NEW WALL A 1 �g CA) NEW REFLECTED CEILING PLAN & SCHEDULE 00 WN VYE DES IG N - C O N S T R U C T I ON LIC. #B-955157 51'-7" 55'-0" 15,_6„ X-0" 6'-0" 26,_8„ 16,_0„ X-9" 6'-0" 6'-0" 6'-0" 7'-3" 7'-3„ (E) 150 AMP > PANEL O O a O O O O ( ) O ( ) D Q STORAGE/OFFICE O O N W O MEN'S RESTROOM v WOMEN'S RESTROOM COOLER FREEZER Lu O O YO flNE OGUR Y G RTrl MAMA ACHI E M C INE (N) KITCHEN AREA CONSULTANT/ENGINEER: 7-r Nm (E) 10'-0"CEILING HEIGHT 'o O O O O (N) FRONT AREA O O O O O O O Lu (E) 10'-0"CEILING HEIGHT EXIT SIGN ® � O U_ `1 (N) CUSTOMER AREA FRUIT FRUIT ADA TOPPINGS COOLER DONUT DISPLAY COUNTER COUNTER (E) 10'-0"CEILING HEIGHT DISPLAY CASE I I�1 CLI W 1_ WU DOOR WILL BE Q (E) TO REMAIN EQUIPPED WITH A AIR O CURTAIN DEVICE THAT <— EXIT SIGN DELIVERS AN AIR Q Q Q Q Q Q Q Q Q Q Q Q IVELOCITY OF AT LEAST m W 1600 FEET PER MINUTE, m AS MEASURED THREE ® W FEET ABOVE FLOOR. C) ly �yy O 0 N RETAIL AREA EXIT SIGN (N) CUSTOMER AREA z z (E) TO REMAIN (N) (E) 10'-0"CEILING HEIGHT (E) 10'-0"CEILING HEIGHT lcz� W 00 z O O O O O O O O O O O O (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW (E) WINDOW BILLY KONG LEGEND: LEGEND: NE E.WPOORT AVE., NERTBEABAY BEACH, CA 92661 TIICOMMERICAL PROJECT FOR: 0 EXISTING WALL TO REMAIN REFLECTED CEILING PLAN ® RESTROOM EXHAUST FAN ® NEW WALL SCALE: 1/4"= 1'-0" z SUPPLY z RETURN (100 CFM) z EXHAUST MAKE UP AIR Q 6"RECESS LIGHT LIGHT FIXTURE (N) REFLECTED CEILING PLAN, SCHEDULES DRAWING TITLE: PLAN CHECK DATE # 00-00-2016 EQUIPMENTS S C H E D U L E FINISH S C H E D U L E EQUIPMENTS MAKE NOTES EQUIPMENTS MAKE NOTES EQUIPMENTS MAKE NOTES AREA FLOOR BASE WALLS CEILING REVISIONS: DATE 0 00-00-0000 COUNTER WOOD LAMINATE(DONE BY OTHERS) 11 DISPLAY SANDWICH BEVERAGE AIR-SPE-48-8 6"LEGS 21 FRUIT COOLER TRUE- TCCG-72 6"LEGS CUSTOMER AREA STAIN 4"BASE DRYWALL W/GLOSS DRYWALL W/GLOSS CONCRETE ENAMEL PAINT ENAMEL PAINT 4"COVED BASE W/3/8" CERAMIC TILE 4' DRYWALL W1 GLOSS STORAGE SHELVING STAINLESS STEEL 4 TIER LEGS 12 BEVERAGE COOLER BEVERAGE AIR-LV49-1-B 6"LEGS 22 DIPPER WELL KROWNE-DIPPERWELL 16-153L RESTROOM CERAMIC TILE RADIUS (SLIM FOOT) UPON ALL WALLS ENAMEL PAINT WORK TABLE STAINLESS STEEL (NSF APPROVED) LEGS 13 YOGURT TAYLOR-8752 6"LEGS23 HOT PLATE ROYAL RANGE-RHP 12-1 6"LEGS KITCHEN AREA QUARRY TILE 4"COVED BASE W/3/8" FRP 4' UP DRYWALL W/GLOSS RADIUS(QUARRY TILE) ENAMEL PAINT ® 3 COMPARTMENT SINK ADVANCE TABCO-FC-3-1818-18RL (NSF APPROVED) LEGS 14 ICE MACHINE MANITOWOC-INDIGO SERIES 500 6"LEGS24 DONUT FRYER BELSHAW ADAMATIC-MARK 11 GAS 6"LEGS FRONT AREA QUARRY TILE 4"COVED BASE W/3/8" CERAMIC TILE 4' DRYWALL W/GLOSS RADIUS (QUARRY TILE) UPON ALL WALLS ENAMEL PAINT STAIN 4"BASE DRYWALL W/GLOSS DRYWALL W/GLOSS DRAWN BY: HA NGUYEN PREP SINK ADVANCE TABCO-FC-1-1818-R (NSF APPROVED) LEGS 15 EXPRESSO CECIL WARE-ESP2 6"LEGS 25 MIXER VOLLRATH-40758 6"LEGS RETAIL AREA CONCRETE ENAMEL PAINT ENAMEL PAINT SCALE. AS NOTED © HAND SINK REGENCY-600HSI7SP(NSF APPROVED) 6'SPLASH GUARD EA SIDE GRINDER CECIL WARE-HC-600 6"LEGS 26 STORAGE AREA QUARRY TILE 4"COVED BASE W/3/8" CERAMIC TILE 4' DRYWALL W/GLOSS SIDE RADIUS(QUARRY TILE) UPON ALL WALLS ENAMEL PAINT DATE: 07-18-2016 LEGS- MOP RACK/ WALK IN QUARRY TILE 4"COVED BASE W/3/8" GALVANIZED GALVANIZED 7 MOP SINK STAINLESS STEEL (NSF APPROVED) CHEM SHELF 17 GRIDDLE ROYAL RANGE-RTY-24 6"LEGS COOLER RADIUS(QUARRY TILE) PANEL PANEL SHEET NO. 03 OF 04 SHEETS ® (N)WATER HEATER RHEEM- G50-60 GAS 18 FRYER ROYAL RANGE-RFT-75 6"LEGS WALK IN GALVANIZED 4"GALV/N/ZED COVED GALVANIZED GALVANIZED FREEZER PANEL BASE W/3/8"RADIUS PANEL PANEL 141 LOCKER METAL FRAME1 g OVEN DUKE-E101-G 6"LEGS ALL EQUIPMENT, INCLUDING SHELVING, MUST BE SUPPORTED BY SIX(6) INCH HIGH EASILY CLEANABLE LEGS, COMMERCIAL CASTORS, OR COMPLETELY SEALED IN A2 1 Q ICE CREAM CHEST HUSSMANN-(DCSG 12-D) (DCSG 16-D) 6"LEGS 2Q DONUT DISPLAY TRUE- TDBD-96-3 6"LEGS POSITION ON A FOUR (4) INCH HIGH CONTINUOUSLY COVED BASE OR CONCRETE CURB. ?9 CA) NEW REFLECTED CEILING PLAN & SCHEDULE WN YE DES IG N - C O N S T R U C T I ON LIC. #B-955157 (E) SHINGLES TO REMAIN (E) SHINGLES TO REMAIN ROOF LINE ROOF LINE 0 0 ick in CEILING LINE CEILING LINE (N) STUCCO TO MATCH EXISTING (N) STUCCO TO MATCH EXIST G o (N)FIXED NMDOW 6'-8" (N)FIXED W NDOW 6'-8" (N)FIXED WINDOW 6'-8' o HIGH H1(;H HIGH TEMP. GLASS / _ TEMP. LASS TEMP LASS o (N) STONE ENEER (N) STONE VENEER CONSULTANT/ENGINEER: 0 0 (N) 6'-0"X 6'-8"DBL DOOR (N) 6'-0"X 6'-8"DBL DOOR v- TEMP. GLASS TEMP. GLASS \ Cp T E. BAY AVE VIEW EDGEWATER PLACE VIEW ; SCALE: 114"= 1'-0" SCALE: 1/4"= 1'-0" W U U 00 C) m W ® W m J z o a � W 00 z (E) STUCCO TO REMAIN (E) STUCCO TO REMAIN BILLY KONG 706 E. BAY AVE., NEWPORT BEACH, CA 92661 TUCOMMERICAL PROJECT FOR: ELEVATIONS 0 . . . .. . ' DRAWING TITLE: _. ... .. . .. . _ . . -'... '. .. . - ..: PLAN CHECK DATE # 00002016 (E) WINDOW TO REMAIN SIDE VIEW REVISIONS: DATE SCALE: 114"= 1'-0" ZI 00-00-0000 DRAWN BY: HA NGUYEN SCALE.' AS NOTED 00 AormU DATE: 07-18-2016 SHEET NO, 04 OF 04 SHEETS A3 20