HomeMy WebLinkAbout04_Tower 48 Deli Minor Use Permit_PA2017-084 COMMUNITY DEVELOPMENT DEPARTMENT
U N6PLANNING DIVISION
e� 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
cq<<FOR�vP 949-644-3200
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 29, 2017
Agenda Item No. 4
SUBJECT: Tower 48 Deli Minor Use Permit
SITE LOCATION: 4525 W. Coast Highway, Unit A
Minor Use Permit No. UP2017-010 (PA2017-084)
APPLICANT: Tower 48 LLC
OWNER: Hoshizaki Investments
PLANNER: David Lee, Planning Technician
949-644-3225, dlee@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• General Plan: CN (Neighborhood Commercial)
• Zone: CN (Commercial Neighborhood)
PROJECT SUMMARY
A minor use permit to allow a sandwich shop (Take-out service, limited) to operate in an
existing 650-square-foot, ground floor commercial tenant space of a shopping plaza. The
project includes tenant improvements to create a preparation area, front counter, and
customer waiting area. The proposed hours of operation are from 8:00 a.m. to 10:00 p.m.
No late hours (after 11 :00 p.m.) or alcohol sales 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 Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2017-010 (Attachment No. ZA 1).
1
Tower 48 Deli Minor Use Permit
Zoning Administrator, June 29, 2017
Page 2
DISCUSSION
• The site is located at the southeast corner of the intersection of West Coast
Highway and Balboa Boulevard. The site is currently developed with a retail
shopping center that includes multiple restaurants and various retail stores. The
adjacent parcel to the west, under common ownership, is a part of the shopping
center and developed with a fast-food restaurant. The site includes a 122-space
surface parking lot.
• The applicant proposes to convert an existing 650-square-foot retail tenant space
into a take-out service, limited, eating and drinking establishment serving sandwich
products. The proposal includes six seats for patrons. The proposed hours of
operation are 8:00 a.m. to 10:00 p.m., daily. No late hours (after 11:00 p.m.) or
alcohol service are proposed as part of this application.
• The proposal complies with Zoning Code standards for a take-out service, limited,
eating and drinking establishment, including the condition not to exceed a
maximum of six seats.
• The property is designated Neighborhood Commercial (CN) by the Land Use
Element of the General Plan, which is consistent in intent with the CN Zoning
District. 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 in the CN (Commercial Neighborhood) Zoning District. This
designation is intended to provide for areas appropriate for a limited range of retail
and service uses developed in one or more distinct centers. These centers are
oriented to serve primarily the needs of and maintain compatibility with residential
uses in the immediate area. A take-out service, limited, eating and drinking
establishment is a permitted use in 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).
• The parking requirement for a take-out service, limited, eating and drinking
establishment is one space per 250 square feet, consistent with the parking
requirement of the previous retail use. No intensification or enlargement is
proposed; therefore, no additional parking is required.
• Staff believes the proposed take-out service, limited eating and drinking
establishment use will be complementary to the other uses in the retail shopping
center and will serve residents and visitors to the City.
TmpIC 01/17/17
Tower 48 Deli Minor Use Permit
Zoning Administrator, June 29, 2017
Page 3
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 it has no
potential to have a significant effect on the environment.
This Section exempts the construction and location of limited numbers of new, small
facilities or structures (up to 10,000 square feet in area) and the conversion of existing
small structures from one use to another where only minor modifications are made to the
interior or exterior of the structure. The project involves the conversion of an existing retail
tenant space (650 square feet) to a food service use. The scope of work thus complies
with the thresholds identified under the Class 3 exemption.
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:
David S. Lee, Planning Technician
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Project Plans
TmpIC 01/17/17
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2017-010 FOR A TAKE-OUT SERVICE, LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 4525 WEST
COAST HIGHWAY, UNIT A (PA2017-084)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Tower 48 LLC, with respect to property located at 4525 West
Coast Highway, Unit A, and legally described as Parcel 2 of Parcel Map No. 85-268.
2. The applicant requests a minor use permit to allow a take-out service, limited, eating and
drinking establishment, within an existing 650-square-foot retail tenant space with 122
square feet of net public area and a maximum of 6 seats. The proposed hours of
operation are from 8:00 a.m. to 10:00 p.m. No late hours (after 11:00 p.m.) or alcohol
service are proposed as part of this application.
3. The subject property is located within the CN (Commercial Neighborhood) Zoning District
and the General Plan Land Use Element category is CN (Neighborhood Commercial).
4. The subject property is located within the coastal zone. The Coastal Zoning District is
Neighborhood Commercial (CN) and the Coastal Land Use designation is Neighborhood
Commercial (CN).
5. A public hearing was held on June 29, 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.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3,
because it has no potential to have a significant effect on the environment.
2. This Section exempts the construction and location of limited numbers of new, small
facilities or structures (up to 10,000 square feet in area) and the conversion of existing
small structures from one use to another where only minor modifications are made to
the interior or exterior of the structure. The project involves the conversion of an existing
retail tenant space (650 square feet) to an eating and drinking establishment. The scope
of work thus complies with the thresholds identified under the Class 3 exemption.
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The property is designated Neighborhood Commercial (CN) by the Land Use Element
of the General Plan, which is consistent in intent with the CN Zoning District.
2. 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.
3. The proposed take-out service, limited, establishment would be complementary to the
surrounding commercial and residential 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 in the CN (Commercial Neighborhood) Zoning District. This designation
is intended to provide for areas appropriate for a limited range of retail and service uses
developed in one or more distinct centers. These centers are oriented to serve primarily
the needs of and maintain compatibility with residential uses in the immediate area. A
take-out service limited, eating and drinking establishment is a permitted use in 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).
2. The project site includes a 122-space surface parking lot. The parking requirement for
a take-out service, limited, eating and drinking establishment is one space per 250
square feet, consistent with the parking requirement of the previous retail use. No
intensification or enlargement is proposed; therefore, no additional parking is required.
3. The Coastal Zoning District is Neighborhood Commercial (CN) and the Coastal Land Use
designation is Neighborhood Commercial (CN). The project is exempt from the
oa-z7-17
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 8
requirements of a coastal development permit because the improvements to the existing
structure do not change the intensity of use or result in an increase in floor area.
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, which includes a maximum of six 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 proposed establishment within the commercial plaza will be accessible from West
Coast Highway, Balboa Boulevard, and River Avenue, which provide convenient access
for motorists, pedestrians, and bicyclists.
2. The proposed establishment is compatible with the existing and allowed uses in the
area, which consist of retail commercial and residential developments.
3. A residential development is located to the east of the property. As conditioned, the
allowed hours of operation will be 8:00 a.m. to 10:00 p.m., daily, which will minimize any
disturbance to residences near the property.
4. As conditioned, the existing trash storage area at the rear of the property will be
improved to have three walls and a self-latching gate. It is conveniently located where
materials can be deposited and collected, and does not impede with parking spaces.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1. The existing 122-space parking lot provides adequate circulation for patrons.
2. The Fire Department reviewed the project and site to ensure adequate public and
emergency vehicle access.
3. Any proposed site and tenant improvements must comply with the Zoning Code and all
Building, Public Works, and Fire Codes for permits to be issued.
oa-27-17
Zoning Administrator Resolution No. ZA2017-###
Page 4 of 8
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. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in 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 take-out service, limited, 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 residents and visitors.
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.
4. The proposed use includes limited hours, no alcohol service is proposed, and there is
no increased parking demand. Based upon the Zoning Code requirements, the
proposed use will not result in a detriment to the existing retail shopping center or
surrounding community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2017-010 (PA2017-084), subject to the conditions set forth in Exhibit "A", which is
attached hereto and incorporated by reference.
2. This action shall become final and effective 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.
oa-27-17
g
Zoning Administrator Resolution No. ZA2017-###
Page 5 of 8
PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF JUNE, 2017.
Patrick J. Alford, Zoning Administrator
oa-27-17 q
l
Zoning Administrator Resolution No. ZA2017-###
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan and floor
plans stamped and dated with the date of this approval. (Except as modified by applicable
conditions of approval.)
2. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Minor
Use Permit.
3. 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.
4. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
5. The hours of operation for the establishment shall be limited to 8:00 a.m. through 10:00
p.m., daily.
6. The sale of alcohol shall not be permitted.
7. The maximum number of seats allowed in the eating and drinking establishment shall
be six (6). No outdoor seating is permitted without further review and may require an
amendment to this Minor Use Permit.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new use permit.
9. 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.
10. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Minor Use
Permit file. The plans shall be identical to those approved by all City departments for
building permit issuance. The approved copy shall include architectural sheets only and
shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the
oa-z7-17
10
Zoning Administrator Resolution No. ZA2017-###
Page 7 of 8
elements approved by this Minor Use Permit and shall highlight the approved elements
such that they are readily discernible from other elements of the plans.
11. Prior to issuance of building permits, the project plans shall identify if the building is
protected with automatic fire sprinklers and/or a fire alarm system to the satisfaction of
the City's Life Safety Services Division.
12. 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.
13. The existing trash enclosure located in the southeasterly corner of the lot shall be
reconstructed to have three walls and a self-latching gate. All trash shall be stored within
the building or within dumpsters stored in the trash enclosure or otherwise screened
from view of neighboring properties. Trash bins shall have a lid which shall remain
closed at all times, except when being loaded or while being collected by the refuse
collection agency. Additionally, the operator must monitor all trash receptacles, having
them emptied, maintained, and cleaned when necessary as to control odors and any
nuisances.
14. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
15. The 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. 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).
17. 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 Minor Use
Permit.
18. 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.
19. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
oa-z7-17
11
Zoning Administrator Resolution No. ZA2017-###
Page 8 of 8
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permit.
20. 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.
21. 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 Tower 48 Deli Minor Use Permit including, but not limited to, Minor Use Permit
No. UP2017-010 (PA2017-084). 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.
oa-z7-17
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
v
v)o' � 3 COAST�WY
W
fid)
V
1 ap )
)
V RryER AVE Ss�J n U )
e $
0
N
Tb
f�
1j � VV O
m
3 Pvl'
v
) a
*r )
)
Minor Use Permit No. UP2017-010
(PA2017-084)
4525 W. Coast Highway, Unit A
Attachment No. ZA 3
Applicant's Project Description
15
Tower 48
Address: 4525 A West PCH Newport Beach, CA 92663
Slogan/Motto: The Locals Sandwich Shop
Description:
Located in West, Newport Be ch on the corner of PCH and Superior. Tower 48 is the local's
sandwich shop. We've elevat d the tastes of favorite classic sandwiches by using fresh, locally
sourced ingredients that pack a ton of flavor into every bite. Tower is best known for their
community involvement and lust being a leader to our youth programs. The fast Take-Away
service is ideal for those eagEr to grab a quick bite and head to the beach or those looking for
tasty sandwiches to be delivei ed at home. Tower 48 has great focus on the ever-growing
delivery and catering phenomenon, using popular delivery services such as, UberEats,
DoorDash, Grub Hub and Potmates.
Consistency with the General plan:
The Use of this unit fits perfectly with the surrounding community. The General Plan consists of
retail, coffee, personal hygienie services, quick service food, full service food and a convenience
store. This use is allowed in he center and complies with all Health Department requirements
and meets all zoning code re uirements.
Design characteristics:
We have hired a restaurant-planning firm to design Tower 48 to meet all the necessary Health,
Fire, Mechanical and planning requirements. This will ensure we produce a safe and successful
business plan allowing our small staff to serve our seasonally rotating menu to our customers
more quickly. We offer a take out only design and environment that will control the rush from the
summer crowds. Our Deli is perfectly located on the inside corner of the center creating a cool
"corner deli" atmosphere. This unit is designed with a nice 20' wide shell and an existing
employee restroom allowing fior an entirely usable 650-foot floor plan. The Deli has an already
zoned and approved food vendor drop off in the back of the unit allowing us to receive goods
without disrupting our local h meowners or parking lot traffic. Along with recent upgrades to the
centers Electrical Panels this unit also features 2 existing dumpster areas that are newly
upgraded and in clean working condition.
City Plan and Growth:
Our plan fits in perfectly with the city's visions on a few levels:
1. Creating new tax revenues that are currently non-existent from this operator.
2. We will create well paying jobs for our local surfers and residents looking for some
part time work.
3. We are upgrading the look of this old unit to meet today's public standards.
4. We believe our plan) would create no public issues or jeopardize the welfare of our
local residential homeowners.
5. We plan on being hIighly involved with local charities, beach clean up days and we
currently work with "no kid hungry" annually raising 10s of thousands of dollars every year for
this amazing charity.
6. Supporting our loc�l schools is also a huge part of our business plan.
1C
Mission Statement: To sell delicious and remarkable sandwiches. That the food we sell meets
the highest standards of quali y, freshness and seasonality and combines both modern-creative
and traditional styles.To consistently provide our customers with impeccable service by
demonstrating warmth, graciousness, efficiency, knowledge, professionalism and integrity in our
work. To have every custome who comes through our doors leave impressed by Tower 48 and
excited to come back again. I o create and maintain a restaurant that is comprehensive and
exceptional in its attention to every detail of operation. To provide all who work with us a
friendly, cooperative and rewarding environment, which encourages long-term, satisfying,
growth employment. To keep our concept fresh, exciting and on the cutting edge of the
hospitality industry. We will st ive to give back to the Newport Beach community through
fundraising and school spons rships.
Number of Employees: 8-10
Number of Seats Dwelling Units: Take out/Door dash/Delivery
Hours of Operations: 8AM-10 M
Building Square Footage: 65 ft
Use: Fast Take Away Sandwich Shop
17
Attachment No. ZA 4
Project Plans
12
RESTAURANT
r
� � X CANNING
SERVICES
.t , tea
u xld-
22'-4°
(714) 258-3901
Fax 714 258-7812
email: rps1942®msn.com
REPLACE EXISTING
ARR
EXISTING LEFT SIDE CHAIN LINK RIGHT SIDE
dY a Ca.BOB P69 043
AND REAR BLOCK WALL WITH NEW BLOCK
y? Y �' ' # •4
Rt' WALL TO MATCH EXISTING
4 Edinger
� Santa Ana, CA 92705
rmr
EXISTING
6-0
PROVIDE
SELF CLOSING
zrY 5 - METAL GATES ° ® 0
scxT16'-8° 6'-5°
Otl OVw)TOILET
'- °3JANORIA1- aO YO
z o
> TRASH ENCLOSURE ELEVATION FRONT VIEW TRASH ENCLOSURE ELEVATION SIDE VIEW w 0
s-th. - 3 QQ
`--;""` `-r: a-`• ' h r aA a £ ? SCALE: 1/4° = 1' W SCALE: 1/4'= 1'-a' � W � W N N � 3
E-4 Zr U)
SCOPE OF WORK: REPLACE EXISTING CHAIN LINK RIGHT SIDE AND FRONT GATES OF TRASH ENCLOSURE P4 — a W Z L
VICINITY MAP EXISTING TRASH BINS ARE NOW EQUIPPED WITH SOLID LIDS CONDITIONED TO STAY CLOSED AT ALL TIMES a � F< � LO -
O 1n z m LO a
(ry s
PREPARATION 3'-3° a
® I O
O
O
a
T
O n O
N
O O
STORAGE S-8° H m o
z �
3._2° i W N J
z z a,
o0) Ld
pq
Iiii I ® H
39'-8' 14
I L
SERVICE
3'-0°
rrn�
3'-0°
DIET P qLI , AR
AKEOUT CUSTOMER WAITIN
fI
-_ PACIFIC COAST HIGHWAY _ _ ._ _ 22 SQ.
R -"Nuo r---L#owTPOIE
T � ``
&4r �. I—PLMAIEI! /1Ni7181 �PIANt[II --PLAIRt�I
L,GHP POLE i ! yply pE —L*W POLE IXIT
A -•r,cx -
. z E40I3i _
��1��^
T •Ka - t���l 11 1 _� � + 1
UGIR POLE / � 1 `��.1 � I . , 1. I ' � � I I 1 I I �•
UOrR DOLS^-\ 1
rA n ar ` 0MG A
1 j •
_
TftEVYM , TALE WELL
R -16AU J J . DEPAGNATgMNORTH
22
L - 9 �'-� LIGHT POLE 1 ; I ; I '��.� • ITHGWT LIST. 14'-6*
1 1 i I LPME
IOMt .., '� EE FLOOR PLAN x
\ �\ \\'✓ PLAKrEn I ' 4 e ► 4>SLOQ� 1/4 99= 1 '-0"
mePA0404 ��-IgIRWtE �� . TENANT UST O U
\ UGMT "" -BMW �� PAR" , s ,- THE ALLE. MssAuwK7 SHELL EXISTING 650 SQ. FT.
*0 PCH
PC" _ — -- ! -. • 4W PACIC-1C COAST"ver
v Ai6lE ^r1
\\\ � - ■MC _ I i UGHT ~� '• :.. . C S. 4w PPLAMTACNRC COAST
L.��J� �T I `V
.\. = 11G17T - ± L E • .,Sl 1 PCH C. FANTAT/11EMR\'BALOM ~ W
\�\ ` rou , i i `I i '^�� r !• O1D0.9 tlJl1 PACIRC OOAST"w V
• O. PUAYAMA MOSTALPAMT
PLAPCW-.. AOCaes/MIP`"-1 -_"` ... P 4611 PACWIC COAST"w l�f 1• PLI
\ LMMT POLE .•. - / lIOMT FOIE • E _
•\ �AAMilJI �PQDESiWAN'4W1P•Iq HC
14C �. O4521 PACRIC
\\ ` / �J Com. I j MRO$IMAATCHM I 1 j :/1 01 ...• F L1iCAQO Boom �� O
CL / PLANNING DEPARTMENT NOTES a
IHC { HCl, �; MLOG. ANSA Pr•pFK.CMST 1ANI
L COAST HOURS OF OPERATION - 10 AM. - 10 PM. CLOW
He PAn,rIG r.• .- • •.+ • • • • .i • •' `• • ' •' OW !T a crwG�6c TAeo� NO ALCOHOL SERVICE PROPOSED I Z
; .., E —PACRFlCc.OAtST1,WT PREVIOUS USE OF SPACE - RETAIL BICYCLE SHOP
WM.VAN
•9 PLA —� OISAMED >•teo PMS HC H.CV = M, T
pI1CJpC ►
NREII -
Q, PROPERTY
\ ` 'r✓ PATM. \ �e o �_� , t L � APN: 114-210-08 DRAWN
TRnva I • • �. orae PCN 4� ie3Z A0. 4p7 PACiic COAST HWV
\! ., UOILT blOfdZ ewa.c c c elnG c c �� CLEANEW LEGAL DESCRIPTION:
• POLE. - ♦Stl PACMC COAST OMM
`�O ES PAN" L 1 f e K ALCAMIC000000PMH011et Parcel No. 2 of PM-207/1-3 BOB PARR
a ar w 1r ----� A/s� j •e•T PAOIRC COAST H Y DATE
—Mum L. CHICLEK
T - PIAtlRML—\ K H G.: : . E14CLOSLAW +sea"z0C OGAST"w TAKE - OUT SERVICE 4/21/17
\ 9 i SEE REVISION DETAIL ABOVE et AACKIMTIESOXRBISTAURAFR
_. . , .
AM PA LIMITED EATING AND REVISION DATE
° \ gT4'11 A4'w �—TINWI
HC-ACCESSIBLE PARKING SPACE
84CLOM lrt FUVER AVENUE
HCV-VAN ACCESSIBLE PARKING SPACE PARKING DATA DRINKING ESTABLISHMENT
• • • • • EXISTING FULLi2E LasPAct<e
ACCESSI BLE PL U UM(STACIOIIG L460. w WALES SHEET
PATH OF TR VEL - MASUD MCI: 9SPAM
SLOPE NOT TO EXCEED 5% "` SITE PLAN TOTAL PANONG: IC SPACES
IN DIRECTION OF TRAVEL AND PL- 1
CROSS SLOPE NOT TO EXCEED 2% 1"=40'-0" NORTH NO CHANGES TO EXISTING PARKING
(SEE DISABLED ACCESS NOTES) COUNT AS A RESULT OF THIS PROJECT
?9