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Home My WebLink About06_The Crab Cooker Restaurant Use Permit and CDP_PA2016-112CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: The Crab Cooker Restaurant (PA2016-112) SITE LOCATION: 2200 and 2202 Newport Boulevard Minor Use Permit No. UP2016-029 Coastal Development Permit No. CD2017-069 APPLICANT: Crab Cooker Restaurant OWNER: James Wasko PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT November 16, 2017 Agenda Item No. 6 • General Plan: Mixed -Use Water Related (MU -W2) • Zoning District: Mixed -Use Water Related (MU -W2) • Coastal Land Use Category: Mixed -Use Water Related (MU -W) • Coastal Zoning District: Mixed -Use Water Related (MU -W2) PROJECT SUMMARY A minor use permit and coastal development permit to allow the replacement of a legal nonconforming building and the continued operation of an existing restaurant (The Crab Cooker). The structure was involuntarily damaged beyond repair due to recent construction on the abutting property. The replacement structure will maintain the same gross floor area, but will include an outdoor dining patio as well as a small second floor office and storage area. No operational changes (i.e., hours or alcohol license type) are requested for the restaurant. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement or Reconstruction), 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. UP2016-029 and Coastal Development Permit No. C D201 7-069 (Attachment No. ZA 1). 0a/1 7/2017 1 The Crab Cooker Restaurant Zoning Administrator, November 16, 2017 Page 2 Minor Use Permit • The site is located in the MU -W2 Zoning District. This District is intended for waterfront properties in which marine -related uses may be intermixed with general commercial, visitor -serving commercial and residential dwelling units on the upper floors. Eating and drinking establishments are permitted uses subject to the approval of a use permit. • The existing restaurant currently operates as a legal nonconforming use that was established prior to the requirement for obtaining a use permit. The existing structure was built in 1938, and exceeds the allowable floor area ratio of 0.5 as designated for nonresidential development in the MU -W2 Zoning District. • The existing building and property is also nonconforming as the minimum required parking is not provided. Again, the building was constructed prior to parking requirements. • In April of 2014, the contractor for the abutting project (Vue Newport) inadvertently undermined The Crab Cooker's foundation while working on the structural foundation for the project. • Pursuant to Newport Beach Municipal Code (NBMC) Section 20.38.080 (Repair of Damaged or Partially Destroyed Non conformities), a nonconforming use may be reestablished when restoration work is commenced within twelve (12) months of the date of damage, unless otherwise allowed by the Director. In this case, the applicant has been diligently pursuing reparation of the building as documented in the attached project chronology (Attachment No. ZA 4). • The use will remain a food service, eating and drinking establishment. The reconstructed restaurant will include an outdoor dining area and a small office/storage area on a new second level. Also included is a new trash enclosure that relocates dumpsters from the public right-of-way onto private property. The applicant indicates the additional storage will reduce the amount of deliveries and reduce congestion on The Arcade, a public right-of-way, behind the restaurant building. The net public area of the restaurant will remain the same at 1,774 square feet. The new outdoor dining area will be 434 square feet, which is less than 25 percent of the net public area (443.5 square feet). Pursuant to NBMC Section 20.40.040 (Off -Street Parking Spaces Required), an outdoor dining area does not require Tmplt 10/10/17 The Crab Cooker Restaurant Zoning Administrator, November 16, 2017 Page 3 additional parking when it is equal to or less than 25 percent of the interior net public area. • There are no changes proposed to the existing Alcoholic Beverage Control (ABC) license. The hours of operation will remain the same with a closing hour of 10 p.m., daily. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will help to ensure compatibility with the surrounding uses and minimize alcohol-related impacts. The project has been conditioned to ensure the welfare of the surrounding community and that the eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to ensure the safety and welfare of customers and employees of the establishment. The project would be approved as a restaurant and cannot be operated as a bar, tavern, or nightclub. Additionally, a condition is included to prohibit dancing and live entertainment. As conditioned, the owners, managers, and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol. As the proposed project will be a new building and there will be an increase in overall height by more than 10 percent with the proposed second level, a Coastal Development Permit is required. Coastal Development Permit Land Use and Development Standards The subject property is located in the MU -W2 Coastal Zoning District, which applies to waterfront properties in which marine -related uses may be intermixed with general commercial, visitor -serving commercial and residential dwelling units on the upper floors. A Coastal Development Permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of two legal lots developed with a single -story restaurant building. A lot merger was approved on January 26, 2017, to create a single parcel for redevelopment. A condition of approval is included to ensure the Lot Merger is recorded prior to any new construction occurring on-site should this application be approved. Demolition of the remaining structure could commence after issuance of all necessary permits prior to the lot merger. Tmplt 10/10/17 The Crab Cooker Restaurant Zoning Administrator, November 16, 2017 Page 4 The surrounding neighborhood is predominantly developed with one- and two-story nonresidential structures to the south and east. To the north and west is the Newport Vue project, which is a three-story mixed-use development. The proposed design, bulk, and scale of the replacement structure is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The current structure is nonconforming as it exceeds the allowable floor area ratio of 0.5. Pursuant to NBMC Section 21.38.080 (Repair of Damaged or Partially Destroyed Nonconformities), a nonconforming use that is involuntarily destroyed may be reestablished when restoration work is commenced within twelve (12) months of the date of damage. The proposed structure will maintain the same gross floor area as the existing structure and further conforms to all other applicable development standards, including setbacks and height as evidenced by the project plans and illustrated in Table 1 on the following page. Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 0 feet 0 feet Sides 0 feet 0 feet Rear 0 feet 0 feet Allowable Floor Area Legal nonconforming 5,048 square feet Matching existing 5,048 square feet Parking Legal nonconforming No on-site parking No increase to the parking requirement credit Height 26 flat roof 31 sloped roof Approximately 25 feet to top of highest sloped roof Hazards The development is not on a waterfront parcel and is approximately 200 feet away from the Newport Bay. The finish floor elevation of the proposed structure is 9.00 feet (NAVD88), which complies with the minimum 9.00 -foot (NAVD88) elevation standard. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Tmplt 10/10/17 J The Crab Cooker Restaurant Zoning Administrator, November 16, 2017 Page 5 Water Quality • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. To fulfill this requirement, a Water Quality Management Plan (WQMP) has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. • The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is/is not located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical and lateral access is available immediately adjacent to the project site through the Vue Newport development. Condition of Approval No. 4 in the draft Resolution requires a construction management plan, which will help minimize any impacts to access during construction activities. • The project site is not located near any designated Coastal View Points or Coastal View Roads, as designated in the Coastal Land Use Plan. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement or Reconstruction) 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. Class 2 exempts the replacement of a commercial structure with a new structure of substantially the same size, purpose and capacity. The proposed project is the replacement of an existing structure with a new structure of the same gross floor area, same land use (restaurant) and similar occupancy. Tmplt 10/10/17 The Crab Cooker Restaurant Zoning Administrator, November 16, 2017 Page 6 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants 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 This action shall become final and effective 14 days following the date the Resolution is 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 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JWC/bmz Attachments: ZA 1 ZA 2 ZA 3 ZA 4 ZA 5 ZA 6 Tmplt 10/10/17 Draft Resolution Vicinity Map Applicant's Project Description and Justification Applicant's Damage Chronology Police Department Memorandum Project Plans N Attachment No. ZA 1 Draft Resolution 08/17/2017 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-029 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-069 TO REPLACE AN EXISTING LEGAL NONCONFORMING STRUCTURE AND ALLOW THE CONTINUED OPERATION OF ITS USE (THE CRAB COOKER RESTAURANT) LOCATED AT 2200 AND 2202 NEWPORT BOULEVARD (PA2016-112) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: pyx.�rr;•�.�r��r_�ra�•�la.rr<•»y_�.�r`�l An application was filed by The Crab Cooker Restaurant, with respect to property located at 2200 and 2202 Newport Boulevard, and legally described as Lots 15 and 16 of Tract No. 814, requesting approval of a coastal development permit. 2. The applicant proposes the replacement of a legal nonconforming building and the continued operation of an existing restaurant (The Crab Cooker). The structure was involuntarily damaged beyond repair due to recent construction on the abutting property. The replacement structure will maintain the same gross floor area, but will include an outdoor dining patio as well as a small second floor office and storage area. No operational changes (i.e., hours or alcohol license type) are requested for the restaurant. 3. The subject property is designated Mixed -Use Water Related (MU -W2) by the General Plan Land Use Element and is located within the Mixed -Use Water Related (MU -W2) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed -Use Water Related (MU -W) and it is located within the Mixed -Use Water Related (MU -W2) Coastal Zoning District. 5. A public hearing was held on November 16, 2017, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the 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 15302 under Class 2 (Replacement or Reconstruction) 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. 08-15-2017 Zoning Administrator Resolution No. ##1## Paqe 2 of 14 2. Class 2 exempts the replacement of a commercial structure with a new structure of substantially the same size, purpose and capacity. The proposed project is the replacement of an existing structure with a new structure of the same gross floor area, same land use (restaurant) and similar occupancy. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Newport Beach Municipal Code (NBMC) Section 20.48.030 (Alcohol Sales), the following findings and facts in support of such findings 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 NBMC Section 20.48.030, 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 subject property is located in Reporting District 15 (RD 15). The Part One Crimes (Part One Crimes are the eight most serious crimes defined by the FBI Uniform Crime Report — homicide, rape, robbery, aggravated assault, burglary, larceny -theft, auto theft, and arson) crime rate in RD 15 are higher than adjacent RD 13, RD 16 and RD 25, which are predominantly residential, and lower than the Citywide average. 2. The Police Department has reviewed the proposal, provided operating conditions of approval, and has no objection to the continuation of the alcoholic beverage license subject to appropriate conditions of approval. The operation of the establishment includes the approved floor plan with no separate bar counter or area and a closing hour of 10 P.M. ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. The total number of alcohol-related calls for service, crimes, or arrests in RD 15 is higher than all adjacent RDs 13, 16 and 15. These reporting districts are primarily comprised of residential properties, so the lower amount of alcohol-related incidents is expected. The Police Department has reviewed the proposal and has no objection. 08-15-2017 9 Zoning Administrator Resolution No. #### Page 3 of 14 2. In 2016, 40 calls for service representing less than one percent of all calls for service in the RD were reported at the subject property. All calls for service were not specifically related to the existing restaurant and were only listed for geographical purposes. 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. The restaurant will be located in a renovated commercial building fronting Newport Boulevard and 22nd Street. There are residential units immediately adjacent to the project site within the Vue Newport development. The property is not located within close proximity to any day care centers, hospitals, places of worship, schools, or similar uses that typically attract minors. The closest park is Marina Park, which is approximately 1,300 feet southeast of the property. 2. The nature of McFadden Square is to provide goods, services, and entertainment, including eating and drinking establishments, designed to foster visitor and resident activity from travelers down the Peninsula and residents nearby. 3. The restaurant has existed at this location since the 1950s, and has not proven detrimental to the neighborhood. The proposed project will improve the existing restaurant with no change to the alcohol license type. Restaurants with incidental alcohol service are common in the McFadden Square area and alcohol service in conjunction with an early closing hour is not anticipated to alter the operational characteristics of the existing use such that it becomes detrimental to the area. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on- site consumption. 1. The closest establishment selling alcoholic beverages is the Old Spaghetti Factory immediately east across 22nd Street. Several other full service restaurants and bars with alcohol licenses operate to the south and southwest of this project site; however, those uses are across the 200 -foot -wide Newport/Balboa Boulevard right-of-way. As there has been a restaurant operated at this location since the 1950s, and there is no change to the alcohol license type, there is no evidence to suggest the continuation of this use will be detrimental to surrounding properties or the neighborhood. v. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. An eating and drinking establishment has operated at the subject property since the 1950s with no operating issues or complaints. No objectionable conditions are presently occurring at the site and this minor use permit as conditioned is intended to avoid future objectionable conditions. 2. The project has been reviewed and conditioned to help ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. The service of alcohol 08-15-2017 10 Zoning Administrator Resolution No. ##### Paqe 4 of 14 is intended for the convenience of customers dining at the establishment. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. 3. The existing hours of operation of the establishment will minimize the potential effects on land use. The establishment closes by 10 p.m., daily, which will ensure the use does not become a late night bar, tavern, or nightclub. In accordance with NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the following findings and facts in support of such findings are set forth: Finding: B. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding: 1. The site is designated MU -W2 by the General Plan Land Use Element, which applies to waterfront locations in which marine -related uses may be intermixed with buildings that provide residential on upper floors. The proposed project is the continued operation of an existing restaurant, which serves the surrounding neighborhood and visitors to the area. A restaurant is permissible in the Zoning Code (implementation of the General Plan) subject to the approval of a use permit. 2. The existing restaurant is located along Newport Boulevard adjacent. The renovated restaurant will help to maintain a vibrant visitor -serving commercial use, consistent with the MU -W2 land use designation. The earlier closing hour of 10 p.m. will help to ensure the use remains compatible with adjacent residential units and the surrounding neighborhood. 3. Inasmuch as the proposed project will not result in an increase in the floor area ratio, the project is consistent with the Land Use Element development limitations. 4. The proposed renovation and continued operation will be consistent with General Plan Land Use Policy LU6.8.2 (Component Districts), which emphasizes that McFadden Square should be utilized as one of the primary activity centers within the City. The project will help to ensure the continued successful operation of a visitor- and local -serving land use, which has existing since the 1950s. 5. The subject property is not a part of a specific plan area. Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 08-15-2017 11 Zoning Administrator Resolution No. ##I## Page 5 of 14 Facts in Support of Finding: 1. The site is located within the MU -W2 Zoning District consistent with the General Plan Land Use Element. See Fact in Support of Finding B1. 2. The subject building was constructed in 1938, according to County records, and exceeds the allowable floor area ratio of 0.5 for this site. The existing restaurant commenced operation in the 1950s, prior to the requirement for a use permit; therefore, the development is considered legal nonconforming. 3. In April 2014, the subject building was involuntarily damaged by adjacent construction, such that complete replacement is required if repaired under the current Building Code. 4. Pursuant to NBMC Section 20.38.080 (Repair of Damaged or Partially Destroyed Nonconformities), a nonconforming use may be reestablished when restoration work is commenced within twelve (12) months of the date of damage, unless otherwise allowed by the Director. In this case, the applicant has been diligently pursuing reparation. 5. As the existing restaurant operates as a legal nonconforming use, approval of this Minor Use Permit would add operational conditions of approval to ensure the continued operation is not detrimental to the surrounding neighborhood. 6. The renovated restaurant will include an outdoor dining area and a small office/storage area on a new second level. Also included is a new trash enclosure that relocates dumpsters from the public right-of-way onto private property. 7. The net public area of the restaurant will remain the same at 1,774 square feet. The new outdoor dining area will be 434 square feet, which is less than 25 percent of the net public area (443.5 square feet). Pursuant to NBMC Section 20.40.040 (Off -Street Parking Spaces Required), an outdoor dining area does not require additional parking when it is equal to or less than 25 percent of the interior net public area. 8. There are no changes proposed to the existing Alcoholic Beverage Control (ABC) license. The hours of operation will remain the same with a closing hour of 10 p.m., daily. Finding: D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity,- Facts icinity, Facts in Support of Finding: 1. The operation of the eating and drinking establishment will be restricted to the hours between 9 a.m. and 10 p.m., daily. The closing hour is compatible with other restaurants in the area. The Police Department has reviewed the proposed project and has no objections. 08-15-2017 12 Zoning Administrator Resolution No. #### Page 6 of 14 2. A restaurant has been operated in this location without the benefit of a conditional use permit since the 1950s. 3. The floor plan provides a new interior dining area with improved restroom facilities, a small outdoor dining area, a kitchen area, a trash enclosure, additional storage, and a small second floor office space. Live entertainment and dancing are not proposed. 4. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. Although the restaurant is adjacent to residential units at the Vue Newport development, the building is oriented toward Newport Boulevard away from the nearby mixed-use structures and the outdoor patio area will be contained by a roof above. 5. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages, including an Operator License, will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to ensure the welfare of the surrounding community. 6. The applicant is required to install a grease interceptor, provide a wash-out area that drains to the sewer line, 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. 7. The subject property is located in a relatively dense area with multiple uses within a short distance of each other. The McFadden Square area is conducive to a significant amount of walk-in patrons. The area experiences parking shortages in the day time during the summer months, but parking is typically available during the rest of the year. Two municipal parking lots and on -street parking are available in the area to accommodate the project in the off-season months. 8. The proposed project is not expected to noticeably change the parking demand in the McFadden Square area. Finding: E. 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 project site is located where an existing commercial building is today. The improved tenant space will be designed and developed for a restaurant use. The design, size, location, and operating characteristics of the use are compatible with the surrounding neighborhood. The existing tenant space on the subject property has historically been utilized by a restaurant. 08-15-2017 i3 Zoning Administrator Resolution No. #t#I## Page 7 of 14 2. Adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. Any additional utilities upgrades required for the change in occupancy will be required at plan check for the building permit. 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All City ordinances and all conditions of approval will be complied with. Finding: F. 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: The project has been reviewed and includes conditions of approval 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 restaurant will continue to service the neighborhood by providing dining services as a public convenience to the surrounding neighborhood as well as visitors. The service of alcohol will continue to complement the principal use of the facility and provide an economic opportunity for the property owner to maintain a successful business in a way that best serves the community. 3. As conditioned, the owners, managers and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol. Coastal Development Permit In accordance with NBMC Section 21.52.015 (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable development standards and under the parameters established by NBMC Chapter 21.38 (Nonconforming Uses and Structures). 08-15-2017 Zoning Administrator Resolution No. ##1## Paqe 8 of 14 a. The maximum floor area ratio is 0.5 (2,700 square feet). The existing building to be replaced has a gross floor area of 5,084 square feet and the proposed floor area is 5,084 square feet. b. The proposed development complies with the required setbacks, which are 0 feet along the front property line abutting Newport Boulevard, 0 feet along each side property line and 0 feet along the rear property line abutting The Arcade. The highest ridge is approximately 25 feet from the finished floor elevation of 9.0 feet (NAVD 88), which complies with the maximum height limitation of 26 feet to a flat roof and 31 feet to the ridge of a sloped roof. The existing interior net public area is 1,774 square feet and the proposed net public area is 1,774 square feet. The new outdoor dining area is 434 square feet and less than 25 percent of the interior net public area; therefore, no additional parking is required. 2. The surrounding neighborhood is predominantly developed with one- and two-story nonresidential structures to the south and east. To the north and west is the Vue Newport project, which is a three-story mixed-use development. The proposed design, bulk, and scale of the replacement structure is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. 3. The finish floor elevation of the proposed structure is 9.00 feet (NAVD88), which complies with the minimum 9.00 -foot (NAVD88) elevation standard. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. To fulfill this requirement, a Water Quality Management Plan (WQMP) has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. 08-15-2017 15 Zoning Administrator Resolution No. ##1## Page 9 of 14 6. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is/is not located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical and lateral access is available immediately adjacent to the project site through the Vue Newport development. The applicant is required to provide a construction management plan that helps to minimize any impacts to access during construction activities. 2. The project site is not located near any designated Coastal View Points or Coastal View Roads, as designated in the Coastal Land Use Plan. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-029 and Coastal Development Permit No. CD2017-069, 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 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF NOVEMBER, 2017. Patrick J. Alford, Zoning Administrator 08-15-2017 10 Zoning Administrator Resolution No. #### Paqe 10 of 14 EXHIBIT "A" CONDITIONS OF APPROVAL 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 4. Prior to issuance of any building permit, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works and Community Development Departments. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes; and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 5. 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. 6. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 7. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 8. Revisions to the approved operation or construction plans may require an amendment to this Coastal Development Permit and Minor Use Permit or the processing of a new Coastal Development Permit and Minor Use Permit. 9. Prior to the issuance of building permits, the Lot Merger No. LM2016-007 shall be recorded. 08-15-2017 17 Zoning Administrator Resolution No. #### Paqe 11 of 14 10. The hours of operation for the eating and drinking establishment including the outdoor patio area shall be limited between 9 a.m. and 10 p.m., daily. 11. The outdoor patio area shall not be enclosed and shall remain open in nature at all times. 12. 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 Conditional Use Permit. 13. That the interior net public area of the proposed restaurant shall not exceed 1,774 square feet and the outdoor dining area shall not exceed 434 square feet. 14. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. 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. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time period unless the ambient noise level is higher: 15. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 16. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 17. All solid waste and recycling shall be stored within the trash enclosure. 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 Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the 08-15-2017 18 Between the hours of 7 a.m. and 10 p.m. Between the hours of 10 p.m. and 7 a.m. interior exterior interior exterior Measured at the property line of commercially zoned property: N/A 65 dBA N/A 60 dBA Measured at the property line of residentially zoned property: N/A 60 dBA N/A 50 dBA Residential property: 45 dBA 55 dBA 40 dBA 50 dBA 15. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 16. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 17. All solid waste and recycling shall be stored within the trash enclosure. 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 Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the 08-15-2017 18 Zoning Administrator Resolution No. #t#f## Paqe 12 of 14 provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 19. 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 Coastal Development Permit. 20. This Minor Use Permit and/or Coastal Development 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. 21. Prior to issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 22. 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 Coastal Development 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 elements approved by this Coastal Development Permit. 23. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 24. 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 the current property owner or agent. 25. This Minor Use Permit No. UP2016-029 and Coastal Development Permit No. CD2017- 069 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 26. 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 The Crab Cooker Restaurant including, but not limited to, Minor Use Permit 08-15-2017 19 Zoning Administrator Resolution No. ##1## Paqe 13 of 14 No. UP2016-029 and Coastal Development Permit No. CD2017-069 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, attomeys' 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. Police Department 18. The approval is for an eating and drinking establishment with on -sale alcoholic beverage service. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 41 (On -Sale Beer and Wine — Eating Place) license in conjunction with the restaurant as the principal use of the facility. 19. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 20. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 21. There shall be no live entertainment or dancing allowed on the premises. 22. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 23. There shall be no reduced price alcoholic beverage promotions after 9 p.m. 24. Food service from the regular menu shall be made available to patrons until 30 minutes prior to closing. 25. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 26. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 27. 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. 08-15-2017 20 Zoning Administrator Resolution No. ##1## Paqe 14 of 14 28. 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. 29. 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. 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 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. 30. Strict adherence to maximum occupancy limits is required. 31. 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. 08-15-2017 21 Attachment No. ZA 2 Vicinity Map 08/17/2017 22 23 Attachment No. ZA 3 Applicant's Project Description and Justification oamizon 24 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit PROJECT DESCRIPTION The Crab Cooker is a legal nonconforming family owned and operated business that is applying for a minor conditional use permit and coastal development permit. Through no fault of the business owners, the Crab Cooker building sustained structural damage caused by the permitted construction activities of the neighbor to the north. The damage sustained requires significant repairs that will require building permits — and as required by the City those repairs necessitate a complete teardown. Since the Crab Cooker does not have an existing use permit, this application is being submitted to facilitate the process of obtaining a Minor Use Permit and Coastal Development Permit, necessary for the subsequent issuance of building permits. It should be noted that the damage to the Crab Cooker resulted from a series of occurrences beginning in January of 2014 (see attached Damage Chronology). Damage continued and the two property owners began communications and worked together to formulate a solution, as well as, work with their respective insurance companies. The City of Newport Beach was part of this process and issued building permits in October 2014 for foundation repairs. However, this work was never completed as the foundation continued to fail, with even greater damage occurring. Nearly a year later, September 2015, a solution was agreed upon and the City of Newport Beach conducted a preliminary conceptual review and a subsequent Design Review Committee meeting in October 2015. Throughout this entire process the insurance companies for the parties have conducted tests to fully assess the damage. As referenced above, there is a detailed matrix of the damage, city engagement and process to date as part of this submittal entitled Damage Chronology. The Crab Cooker Restaurant and Fish Market has been in operation at the current address for over 65 years. The Crab Cooker is a family dining establishment that for decades has been a Newport Beach landmark for locals and visitors alike.The building with its distinctive exterior red color and its unique interior has served as the back drop for many movie productions. The restaurant operates without a bar but is licensed to serve wine and beer to its dining customers. Current operating hours are from 9:00 am until 11:00 pm daily.No changes to current hours of operations are being requested. The historic use of this property is consistent with the General Plan as a visitor serving use. Except for proposed building repairs/improvements, the minor conditional use permit and coastal development permit should accurately reflect all of the historic and current uses that the Crab Cooker has enjoyed while proudly serving the residents and visitors of Newport Beach for well over one half a century. The Crab Cooker fills a unique space in the coastal zone of the Newport Beach Peninsula, offering a family dining experience at an affordable price. As a sit-down restaurant with a fish market and take-out options, diners enjoy the world's best chowder for $3.95 and have other dining options below $15.00 a plate. Outside of fast - 2.5 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit food options The Crab Cooker provides all coastal visitors with an affordable family dining option. The Crab Cooker filed an application for a lot line merger on October 24, 2016, as the building currently occupies what were 2 separate legal lots, parcel numbers are 147- 120-15 and 147-120-14. The existing Crab Cooker building is 5,084 sq. ft. The two lots that the building is built upon are 2700 sq. ft. each. The existing lot coverage is a legal non -conforming percentage of 94.14%. The lot line merger was approved by the City of Newport Beach on January 26, 2017, LM2016-007. As mentioned above, because of construction activities carried out by the neighbor to the north, the Crab Cooker building received structural and foundation damage to the building. Since the building will require significant repairs and at the direction of the City those "repairs" necessitate a complete teardown, this application is also requesting the creation of a 427 square -foot outdoor dining patio as part of the improvements to enhance the business and serve the growing needs of the neighborhood. Another benefit of this improvement is that it will include new ADA fully compliant restrooms with the required number of toilets, urinals, and lavatories per current code. Additionally, the electrical, mechanical, and plumbing will be upgraded to be Title -24 compliant. As the Crab Cooker's historic and current property use has no on-site or other parking, no additional parking should be required as a result of outdoor patio dining. Per code, no additional parking is required for an outdoor dining patio that seats a maximum of 49 patrons. The existing indoor dining count will remain the same. The new building will maintain essentially the same overall exterior look of the Crab Cooker which for many decades artists have come from all over to paint. The westerly exposure of the new building facing Newport Blvd. Will remain almost identical as it has stood for over 65 years. The 22nd St., south, facing side will also remain almost identical, with the addition of an ADA ramp. We intend to improve the appearance of the east rear facing side of the building by relocating the 427 square feet from the patio as an upper level storage area. This area will provide new equipment screening. In addition, we are requesting to increase the height of the building to accommodate the current code and FEMA requirements, while staying under the allowable height limit in this zone. We are also requesting a 10% increase in the gross area for storage — not usable public space —to minimize the number and frequency of delivery truck trips onto the peninsula and into the arcade. As discussed with community development and other departments, this submittal reflects the relocation of the trash dumpster area internal to the building. While the trash dumpster area has been located outside for over 65 years, the relocation of these containers internal to the project eliminates the need for an encroachment permit. We are requesting to continue to use the loading zone at the rear of the building. There will be no changes to the iconic building signage, colors or materials; however, a= part of this process an application for a heritage sign designation will be sought. As has 2 20 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit been the case for over 65 years, it is The Crab Cooker's hope to continue to enjoy the same uses and privileges we currently have, including our historic signs and awnings,and which are trademarked as part of The Crab Cooker brand and are key to our clientele's recognition of the building. The project will not obstruct any scenic vista or view, either public or private since the existing structure is being replaced with an almost identical new structure. As the site is currently developed with nearly 100% building coverage and the remainder with asphalt, there are no fish or wildlife which occupy the site. Additionally, there is no existing vegetation which will be displaced. No fish, wildlife or vegetation will be removed or impacted during construction or at any other time as none exist. Storm runoff from the building currently discharges to the Arcade via surface flow into an existing grate inlet, and conveys it to an existing city storm drain. There will not be any storm water run-on to the site from the adjacent sites. Water quality runoff from the site will improve. All storm water runoff from the project site will be treated by a Modular Wetland System (MWS -DS -3-5-2.5) prior to discharging off-site. In addition, site design and source control measures will be implemented to further minimize impacts to water quality, including: • Activity restrictions • BMP maintenance • Common area litter control • Employee training • Proper construction and maintenance of a trash enclosure to reduce pollution introduction Given the fact that this location is currently operating as The Crab Cooker, and the proposed use is identical, adequate public services currently exist. New construction of this type will lessen the demand on public safety services such as police and fire. During the demolition and construction phase of the project, erosion and sediment in storm water runoff will be controlled with an effective combination of erosion and sediment control BMPs in accordance with the National Pollution Discharge Elimination System (NPDES) General Construction Permit (WDRs Order 2009-0009-DWQ, NPDES Permit No. CAS000002). Perched ground water, which may be encountered during grading, will be treated as required by the Santa Ana Regional Water Quality Control Board (RWQCB) De Minimus Permit for the San Diego Creek / Newport Bay Watershed (Order No. R8-2009-0003, NPDES No. CAG998001). In addition to a Water Quality Management Plan, this submittal includes a Construction Pollution Prevention Plan (CPPP). The CPPP shall cover the demolition, utilities, and vertical construction phases of the project site. The project site shall install the proper construction BMPs as outlined in the CPPP. to mitigate the amount of runoff and pollutants entering the public storm drain system. 3 27 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit Site Statistics Combined Lot Area = 5400 sq. ft. Combined Lot width = 60 ft. Lot Depth = 90 ft. Setbacks = 0 ft. Existing Gross Area = 5084 sq. ft. Proposed Gross Area = 5084 sq. ft. Existing Floor Area Ratio = 94.14% Proposed Floor Area Ratio = 94.14% Existing Building/Lot Coverage = 94.14% Proposed Lot Coverage = 82.70% Existing Building Height = 21'-4" Proposed Building Height = 26'-2 3/4" Existing Landscaping = 0 % Proposed Landscaping = 0% Existing Parking = 0 stalls Proposed Parking = 0 stalls Existing Number of Employees: 16 Proposed Number of Employees: 16 Existing Number of Indoor Seats: 114 Proposed Number of Indoor Seats: 114 Existing and Proposed Use: Restaurant and Fish Market Existing and Proposed Hours of Operation: 9:00 am to 11:00 pm rd W Attachment No. ZA 4 Applicant's Damage Chronology Oa/17/z017 �9 PA2016-112 Crab Cooker Restaurant 2200 Newport Blvd. DAMAGE CHRONOLOGY Date: 01/09/14- Water main broken by Wieland-Davco ("WD"), on adjacent site, flooding surrounding properties including the Crab Cooker Restaurant ("CCR") property. No intrusion of water into CCR building and no apparent damage at that time. 04/??/14- While WD within the boundaries of its own property pumped pressurized grout deep within a subterranean excavation meant to house a structural caisson, grout escaped the excavation, crossed property boundary lines, and penetrated a portion of the CCR building (storage room and restroom), pressured in between the footing and wall toe plate. WD cleaned up the grout and debris. There may remain concealed damage to the building footing and related structural members but no apparent visible damage was then observed. 04/??/14- As WD sought to removed and dislodge a massive drill casing which was stuck deep within an excavation adjacent to the CCR property, the restaurant building was subjected to significant shaking. 04/22/14- A second episode of the migration of pressurized grout from property the adjoining WD property occurred, affecting the CCR building and particularly the office area. Visual inspection revealed that the slab was fractured, that material heaving and settlement of the foundation had occurred, and that numerous cracks in the walls of the CCR building appeared. 04/22/14- Data from WD survey consultant reflects significant settlement of North side of CCR building. 04/23/14- Telephonic notice given to insurance broker Blake Pierson of damage and possible claim. 04/25/14- Secured written assumption of responsibility for damage from Tracy Niemeyer, Sr. project Manager and authorized WD representative. 05/08/14- Received updated letter from WD assuming responsibility, including liability for consequential damages, and commitment to provide continuous monitoring of the structural safety of the CCR building. SD PA2016-112 06/28/14- Interim Agreement for Foundation Repair entered into between CCR owners and WD, contemplating use of injection grouting (aka "mud - jacking") technique in order to stabilize CCR foundation. 10/02/14- WD received city of Newport Beach building permit for (mud -jacking) foundation repair. 11/10/14- Pursuant to permit issued by City of Newport Beach, WD sub -contractors initiate intended repairs. Work ceases when existing slab foundation in storage room fails to contain pressure, fractures and heaves. 11/24/14- WD project manager stated that they would reengineer a different foundation repair design, as the (mud -jacking) attempt was a failure and only caused more structural foundation damage. 01/28/15- Received letter from Steve Weitz of David Morse & Associates, acting as adjuster for WD insurer, Houston Casualty, advising that WD would take no further direct action to repair CCR building and that claim for damages would be processed/handled through his office. 03/02/15- Engaged CCR insurer (Nationwide) as we realized that neither WD nor their Insurer would properly affect the necessary structural and Foundation repairs required. 04/10/15- Received Ninyo & Moore report that was contracted by WD insurer after waiting almost four months. 06/22/15- Site inspection by CCR insurance inspector. 07/24/15- CCR insurance adjuster concludes that most cost effective repair to restaurant site is demolition and replacement of North portion of structure and authorizes architect to begin as -built plans. 09/??/15- Preliminary conceptual review meeting of CCR repair plans with Newport Beach city planning. Received direction to revise plans. 10/8/15- CCR design team brought revised plans to city design review committee. Received further direction to revise plans. 11/24/15- Met with director of community development and other city Department representatives to discuss plans moving forward. 02/01/16- Nationwide assigned new insurance adjuster to our, CCR, claim. 4 31 PA2016-112 02/19/16- New CCR insurance adjuster authorizes engagement of soils engineer and structural engineer, to begin foundation design to support replaced portion of structure. 03/08/16- Site inspection with new CCR insurance adjuster. 05/??/16- Associated Soils Engineer conducted city permitted invasive borings and CPT tests at CCR site. No report has been made available to CCR as of 06/10/16. 06/09/16- CCR design team met with community development, planning and Building department officials to gain further direction to move forward with CUP, lot merger and building design, 32 Attachment No. ZA 5 Police Department Memorandum 08/17/2017 33 NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION 43 MEMORANDUM TO: Benjamin Zdeba, Associate Planner FROM: Wendy Joe, Police Civilian Investigator DATE: July 7, 2016 SUBJECT: The Crab Cooker 2200 and 2202 Newport Blvd. Use Permit No. 2016-029 (PA2016-112) At your request, the Police Department has reviewed the project application for The Crab Cooker located at 2200 and 2202 Newport Blvd., Newport Beach. Per the project description, the applicant has sustained some structural damage and is seeking a Use Permit to make improvements. The applicant currently holds a Type 47 (On -Sale General - Eating Place) Alcoholic Beverage Control license. The existing and proposed hours for the Crab Cooker are 9:00 a.m. to 11:00 p.m. daily. 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, and 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 47 license falls to the Department of Alcoholic Beverage Control (ABC), ABC encourages local authorities to address PCN in the Conditional Use Permit (CUP) process. Crime Statistics Attached is a report compiled by Newport Beach Police Department (NBPD) Crime Analyst Caroline Staub, which provides detailed statistical information related to calls for service in and around the applicant's current place of business at 2200 and 2202 Newport Blvd. The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to create statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 15 which stretches from 37`h Street to 201h Street. 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. This location meets the legal criteria for undue concentration (B&P §23958.4). 34 The Crab Cooker UP2016-029 • In 2015, RD 15 had a total of 764 reported crimes • In 2015, RD 15 was 369% over the city-wide average of reported crime • In 2015, RD 15 had 625 arrests • In 2015, 56% of arrests in RD 15 are directly related to alcohol Alcohol License Statistics The applicant premise is located within census tract 0635.00. This census tract has an approximate population of 6,342 residents with 74 on -sale licenses. That is a per capita ratio of 1 license for every 627 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 737 residents. This location meets the legal criteria for undue concentration (B&P §23958.4). To put alcohol license data in more relatable terms speaking about RD 15 only: • RD 15 has 70 on -sale ABC licenses • RD 15's total per capita ratio of on -sale licenses is 1 license for every 40 residents • RD 15's total per capita ratio of all retail licenses is 1 license for every 38 residents • Orange County's per capita ratio of retail licenses is 1 license for every 381 residents • RD 15 is significantly over saturated Discussion and Recommendations The above alcohol-related statistical information is provided for reference only. The Police Department has no objection or concerns related to the improvement, or their ABC license. We request the below conditions be added to the Use Permit, which are consistent with other Use Permits approved recently. CONDITIONS OF APPROVAL Police Department has determined the following conditions would be appropriate for the business: 1. The hours of operation shall be limited to 9:00 a.m. to 11:00 p.m. daily. 2. 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. 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 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. 3. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. ra 55 The Crab Cooker UP2016-029 4. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 5. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 6. 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. 7. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m 8. Food service from the regular menu must be made available to patrons until 30 minutes prior to closing. 9. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 10. 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. 11. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 12. Strict adherence to maximum occupancy limit is required. 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. ,3 3C51 The Crab Cooker UP2016-029 If you have any questions as to the content of this memorandum, please contact Investigator Wendy/-Jpe at (949) 644-3705 or wjoe@nbpd.org. vestigator, Special Investigations Brad Miller Sergeant, Special Investigations Cf Jay Short Lieutenant, Detective Division 3� NEWPORT BEACH POLICE DEPARTMENT 0 2016 CRIME AND ALCOHOL-RELATED STATISTICS CHIEF JON T. LEWIS SUMMARY FOR THE CRAB COOKER AT 2200 & 2202 NEWPORT BLVD (RD15) Subject: 2200 & 2202 Newport Blvd Subject RD: RD15 Adjacent RD: RD13 Adjacent RD: RD16 Adjacent RD: RD25 Newport Beach Subject 8,668 288 84 +204 +243% Simple Assault 3,829 93 84 +9 +11% Vandalism 3,667 105 84 +21 +25% Burg/Theft From Auto 3,494 1 84 +52 +62% Burg/Theft From Auto 93,685 3,177 notapplicable notapplicable not applicableBurg/Theft From Auto 'Part I Crimes ore the 8 most serious crimes as defined by the FBI Uniform Crime Report - Homicide, Rape, Robbery, Aggravated Assault, Burglary, Larceny -Theft, Auto Theft, and Arson. This report reflects City of Newport Beach Part I crime dotafor2016, as well as Simple Assault and Vandalism. 22W & 2202 Newport not applicable 1 notapplicable 1 Blvd 41 259 7 338 Subject Census Intoxication 5,726 83 69 73 Tract: 635 2 142 Adjacent Census Intoxication 4,220 36 117 32 Tract: 628 6 56 4 155 Adjacent Census Intoxication 120 6,221 8 778 8 Tract: 636.03 351 663 18 Drug -Related 1,068 Adjacent Census Tract: 634 4,795 48 100 39 Newport Beach 85,186 439 194 389 Orange County 3,010,232 6,314 at 477 5,561 Number of Active ABC Licenses is the total of all types of retail licenses known to the NBPD as of 02/16/2017. All Population figures taken from the 2010 US Census. Legend ABC Licenses Caunt • ]-t 0 5-7 • b-11 i • 8 gRDtS� • • n ®= Subject Location s � • RDl3 32 11/6/2017 Public 591 41 259 7 338 Intoxication Public 178 2 142 Intoxication Public 172 6 56 4 155 Intoxication 120 21 23 2 Drug -Related 3,457 351 663 18 Drug -Related 1,068 Legend ABC Licenses Caunt • ]-t 0 5-7 • b-11 i • 8 gRDtS� • • n ®= Subject Location s � • RDl3 32 11/6/2017 Attachment No. ZA 6 Project Plans 08/17/2017 39 NORTHWEST STREET VIEW PERSPECTIVE _ o [ILI DD N • I OR C SOUTHEAST AERIAL VIEW PERSPECTIVE SOUTHWEST STREET VIEW PERSPECTIVE NORTHEAST AERIAL VIEW PERSPECTIVE %& WIN v-. �T' W- - i iIlk, E INTERIOR PERSPECTIVE INTERIOR PERSPECTIVE INTERIOR PERSPECTIVE CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE COVER SHEET A0.0 40 20.0 f 2.0 GUTTER AC ■ 27 DUAL 'A' 4e000 \ PART 0. �I AC 2.0 GUTTER - 30.0 AC ^LA L LLI Z J M rr O OL CABLE W C -3z TRAFFIC SII 1,0 _ (7,65FS) CONC. �9.0� QP fl 5'-0" J EXISTING a AWNING ENCR0AC Corr CON(_ 16' DECLINE MIX. CH) AC I� es.(W Fqt ORIEMATON)C SEE PIAN .800 A� a saw q mra sem �1 utw se B)5 aww d BT. DETAIL "A" DETAIL "8" 3 DETECTABLE WARNING HOLE Fl IN PLAN � z � z LOT 14 (ADJACENT PRROPERTY N.I.C.) INSTALL CONCRETE DRAINAGE SWALE BETWEEN WALLS ALONG PROPERTY LINE PRIOR TO CONSTRUCTION OF NEW CMU WALL SLOPE TO REAR OF PROPERTY ryry �1 V/ INACCESSIBLE AREA INACCESSIBLE IU jj �� I 0 RTY I p L. Om ° o CD 90100') " N 1)CLd � (D YELLOW TRUNCATED DOM SEE DETAIL 3 0 (U AC D AC DETAIL "C" LENC. �ONC, 6 C) (h �� L L 30. S�V (Z.JO ANC. LKMETER WATER TREATMENT INFILTRATIONSYSTEM AC PA z 1 a s� Z (7� Y 0 AC 30.0 Z \� J � ae WW z 15 U 16 Q CIL, W 17 �2 nER w 1P. _ 5 I OR ENTRA ADA 9 P� , 8 AAX PITCH - RAMP = DE E `2 ' C e L F19 (7� BENCH O�/ �z _I� 19'-0° CONC. NC' FIRE DEPARTMENT ACCESSIBLE PARKING f CONNECTION SIGNAGE SEE DETAIL 2 �C Z x AC X YELLOW TRUNCATED DOMES J L) � SEE DETAIL 3 (1) I—� AC G) " 0 � 7 v v v W 3 1 AC .� AC CENTER LINE`Oo 22ND STREET J �P 64/1 S1h `. NOTE: THE SURFACE OF EACH ADCESBBLE PARKING SPACE OR STNL SHALL HAVE A SURFACE IDENTROUION OMNIW A PROFILE MEW OF A WHEELCIWR WITH OCCUPANT IN WHITE ON A BLUE BICKGROUND. THE PROFILE NEW SHALL BE LOCATED SO THAT R B VISIBLE TO A IRATFIC ENMEDIENT OFICM WHEN A VEHICLE IS PROPERLY PARKED IN THE SPACE AND SHALL BE 36' HIGH BY 216' WIDE (1129BA FIG 11B -18A B k C) CENTER ETIBLETA AT THE ENTRANCE TO THE STALL. 1 PARKING SPACE EMBLEM MINIMUM FINE $250 I PARKING SPACE FINISH GRIDS 2 ACCESSIBLE PARKING SPACE SIGNAGE PEDESTRIAN ROUTE (ACCESSIBLE ROUTE) _ _ 1 _ S� WHEEL STOP Doo soe soo oosoe Doe 00000 eoo oo C� a eee eeeeeeseeseese eee ee ese ee o� UU as ? r UU eee eee eeeeeeee eee eee ee eee ee w HATCHEDIDIAGONAL eee eee Oe eee eee eeeee eee ee � 4 � Z ese eee see eee ee eee eee eee ee eee se o" eee ee eee eee eee ee eee ee WHITE LETTERING w 'a SA.,StHht n $ 00 'A WHITE BORDER PER Pa'^ 6 a Oee Ose e0e ee 0ee eee 000 eeeee ee air 1Ne Crek Cooker Ncuwel e:e:::eeee°eeceee II 310`'` no, lood,eebwem y e Mutt LplcMe TOP OF PANEL / DETAIL 'C' DETAIL 'B' �\ 2.0 GUTTER - 30.0 AC ^LA L LLI Z J M rr O OL CABLE W C -3z TRAFFIC SII 1,0 _ (7,65FS) CONC. �9.0� QP fl 5'-0" J EXISTING a AWNING ENCR0AC Corr CON(_ 16' DECLINE MIX. CH) AC I� es.(W Fqt ORIEMATON)C SEE PIAN .800 A� a saw q mra sem �1 utw se B)5 aww d BT. DETAIL "A" DETAIL "8" 3 DETECTABLE WARNING HOLE Fl IN PLAN � z � z LOT 14 (ADJACENT PRROPERTY N.I.C.) INSTALL CONCRETE DRAINAGE SWALE BETWEEN WALLS ALONG PROPERTY LINE PRIOR TO CONSTRUCTION OF NEW CMU WALL SLOPE TO REAR OF PROPERTY ryry �1 V/ INACCESSIBLE AREA INACCESSIBLE IU jj �� I 0 RTY I p L. Om ° o CD 90100') " N 1)CLd � (D YELLOW TRUNCATED DOM SEE DETAIL 3 0 (U AC D AC DETAIL "C" LENC. �ONC, 6 C) (h �� L L 30. S�V (Z.JO ANC. LKMETER WATER TREATMENT INFILTRATIONSYSTEM AC PA z 1 a s� Z (7� Y 0 AC 30.0 Z \� J � ae WW z 15 U 16 Q CIL, W 17 �2 nER w 1P. _ 5 I OR ENTRA ADA 9 P� , 8 AAX PITCH - RAMP = DE E `2 ' C e L F19 (7� BENCH O�/ �z _I� 19'-0° CONC. NC' FIRE DEPARTMENT ACCESSIBLE PARKING f CONNECTION SIGNAGE SEE DETAIL 2 �C Z x AC X YELLOW TRUNCATED DOMES J L) � SEE DETAIL 3 (1) I—� AC G) " 0 � 7 v v v W 3 1 AC .� AC CENTER LINE`Oo 22ND STREET J �P 64/1 S1h `. NOTE: THE SURFACE OF EACH ADCESBBLE PARKING SPACE OR STNL SHALL HAVE A SURFACE IDENTROUION OMNIW A PROFILE MEW OF A WHEELCIWR WITH OCCUPANT IN WHITE ON A BLUE BICKGROUND. THE PROFILE NEW SHALL BE LOCATED SO THAT R B VISIBLE TO A IRATFIC ENMEDIENT OFICM WHEN A VEHICLE IS PROPERLY PARKED IN THE SPACE AND SHALL BE 36' HIGH BY 216' WIDE (1129BA FIG 11B -18A B k C) CENTER ETIBLETA AT THE ENTRANCE TO THE STALL. 1 PARKING SPACE EMBLEM MINIMUM FINE $250 I PARKING SPACE FINISH GRIDS 2 ACCESSIBLE PARKING SPACE SIGNAGE C AERIAL VIEW N.T.S ZACCESSIBLE SIGN a n PER CBC 118-502.6 PEDESTRIAN ROUTE (ACCESSIBLE ROUTE) _ _ 1 _ S� WHEEL STOP ACCESS AISLE �`r a MIN 4' BLUE BORDERS UU as ? r UU 4' BLUE OR WHITE w HATCHEDIDIAGONAL LINES AT 3'-0' MAX O.C. 4 � Z o" 35" WHITE LETTERING w 'a SA.,StHht n $ 00 d - A a m WHITE BORDER PER Pa'^ 6 a 12'-0'MIN AT VAN' 5'-0'MIN air 1Ne Crek Cooker Ncuwel WHERE THE ACCESS AISLE IS 8'-0' WIDE MIN. (CBC 11B-502.2 Exception) II 310`'` no, lood,eebwem y I � k,1N Mutt LplcMe '%/ y / wl HULA DOG YI h 0 P wt �- G 'BLUE 2G r 7 BORDERS Aknvvt: a el TAePgryP G f OnGp6 he b5p°,g $p,li FBcl°ry P DIAGONALS LINES F AT 3'-0'M Che,lea LhAl C sq �9 2 / y YI y � DLJeI Grcem V6 ti a :2i ea 140 r1 WHITE INTERNATIONAL SYMBOL OF ACCESSIBILITY /y Deem a+n G °y 17 p c'°a0 y F eleckizP By the seem tai ej�a CBC 118-502.6.4 m x — doe Bellwe Rlneu h� a _ °r • Seal, Bakery QB/L� q� 'dn A T-Ekwe VICINITY MAP B N.T.S C AERIAL VIEW N.T.S ZACCESSIBLE SIGN a n PER CBC 118-502.6 PEDESTRIAN ROUTE (ACCESSIBLE ROUTE) _ _ 1 _ WHEEL STOP ACCESS AISLE 0 2'-0' o PER CBC 116.502.3 MIN 4' BLUE BORDERS UU as ? r UU 4' BLUE OR WHITE w HATCHEDIDIAGONAL LINES AT 3'-0' MAX O.C. °D m OM�� AX 12" MIN HEIGHT 35" WHITE LETTERING Ile 110 1 �a UD pARMWHITE INTERNATIONAL SYMBOL OF ACCESSIBILITY ON BLUE BACKGROUND W1 rL WHITE BORDER PER OF STRIPE CBC 11 B-502.6.4 12'-0'MIN AT VAN' 5'-0'MIN W-0"MIN NOTE:' VAN PARKING SPACE SHALL BE PERMITED TO BE 91 WIDE MIN. WHERE THE ACCESS AISLE IS 8'-0' WIDE MIN. (CBC 11B-502.2 Exception) FIGURE: DOUBLE ACCESSIBLE PARKING STALL MA1A I � k,1N ACCESSIBLE SIGN PER CBC II8-502.6 / repo 0 P �- G 'BLUE 2G r 7 BORDERS G f TBLOt4A WHITE Z TP P DIAGONALS LINES F AT 3'-0'M SL C sq �9 2 / —ACCESS AISLE 9n SSA ?ER CSC I IB -502.3 �� L��y � ab ib ♦ \� 140 r1 WHITE INTERNATIONAL SYMBOL OF ACCESSIBILITY ll� ON BLUE BACKGROUND All yc \\ WHRE BORDER PER CBC 118-502.6.4 m x NOTE'.' VAN PARKING SPACE SHALL BE PERMITED TO BE 9'-0' WIDE MIN. WHERE THE ACCESS AISLE I$ "' WIDE MIN. ICRC 118-502.2 E%Ception) FIGURE: DIAGONAL ACCESSIBLE PARKING STALL 6" INTERNATIONAL SYMBOL OF ACCESSIBILITY SIGN CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddman1@cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 REVISIONS 7/11/17 - CUP/COASTAL All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the jab site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. PROJECT NO. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE SITE PLAN A1.1 lf-1 NORTH 0' 8' 16' SCALE: 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IE ANY. 7ON CANDR MIEDEMA A N NO, 4653 EXP. 9/30/17 Q 9\R_ CLQ/ LEGEND DESCRIPTI❑N (123.45) MEAS. ELEVATI❑NS C ) REC. BRG. & DIST. DECK # BRICK WALL BUILDING PROPERTY LINE FENCE N. 0. NATURAL GRADE P. P. POWER POLE WM WATER METER F. F. FINISH FLOOR G.E. GARAGE FLOOR C❑NC. CONCRETE F. S. FINISH SURFACE M. H. MAN -HOLE P PLANTER A. C. ASPHALT T. 0. TOP -GRATE RdM SURVEYING INC. R❑N MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYINGRC❑X.NET �1 ti, 20.0 2.0 GUTTER AC AC AC n� L� CL LLI AC Z_ AC AC AC TOPOGRAPHIC SURVEY JOB: 59-10 LJ z J � l.o 2.0 GUTTER (7.65FS) AC 30.0 CONC. 9.0 L 0 T 14 I �L 30.0 AC QP 30.0 AREA INACCESSIBLE �3 AREA INACCESSIBLEL�� AC (7, 78FF) C N 7 0° 17' 3 0' E 9 0.0 0'� PROPERTY LINE 0.2 z b� F(7.77FS) WM O _ RIDGE O AC CONC. z O (21.13) O �S, w 0 u ACr ow `Aa u V� a A C 0 3 �q CONC. LLI Ia CONC. � � CD BUILDINGm Q (U o � nj CONC. _ � ll AC CONC. (7.RF 73FS) CONC. 4Q AC(7.92FF(8.02FS) (b CONC. CN70°17'30"E 90.00') Lc°Nc. , O O PROPERTY LINE O PROLINF ERTY o (7.78FF) I O S, u `fib Ac AC F S AC �_ 4' POSTROOF ��` �1 PROPERTY (28.93) CONC. *PARK METER LINE CABLE OX 0.2— S, q° POSj z , CONC.. `��bF m BUILDING 4 POP° X0.5 O�b�s Ac I S (�J TRAFFIC SIGMA BOX C+ (1I 4" POST qP �� PARK METER � Q\ 4" POST a�C P A3 r Q AC z Ll LA10F� .D FS, oFS, oFS, m Lo OF 0, �Q� 4OF b� F 6�T AC AC `b_ CONC. o AZ o u u IT QO �0 �2�Ooa �QOhb J� CN70 17 30 E 90.00) �� — — —_— �� _ ��° 4" POST +� DATE: 10/2/15 CONC. Z BENCH CONC. �� PROPERTY LINE O�O� BENCH ^ OOF�1,�0+ FCONC `_p1 CONC. L7 0 0 CONC. o �,ti 4�Pa Q+ CONC. �Q� CONC.NC. Q CONC. CONC. Qxj co� AC �A 2 �� 2 0� v o A C L1 AC o rl `A Li v v °' m Li AC L7 0 N AC ASO, a AC CENTER LINE QUO S`A2 �J AC AC OWNER: THE CRAB COOKER a 3 AC AC AC AC 22ND STREET LEGAL DESCRIPTI❑N: LOTS 15 AND 16 OF TRACT MAP NO. 814 0 M BENCH MARK: BENCH MARK #: 1E-124-14 NAVD88 DATUM ELEVATI❑N= 7.660 ELEVATI❑N= 7.75 LEAD AND TAG AC AC J� F.POQ 00 S ADDRESS OF PROJECT: 2200 NEWPORT BLVD. NEWPORT BEACH, CA 2 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ArchitectP rior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE DEMO/EXISTING FLOOR PLAN A1.2 4S 90'-0" 29'-111" 8 20'-8�" 4 6'-6" 23'-8" 8'-111" 8 l� P I L NII ] ]J P I Ill lil Ill lil Ill lil Ill �L� 111 1<I ��L� 111 1<I ��L� 111 Ill ��L� 111 L IIu G6 I WH )I WH ) Ll_�-1�--�—� G �J \ P _ FILING N REST ROOM `vvv IIP LU I� �Tr� I� ] _ I� Pp I':{n I IhIIL-�i�- -I VIII �_I ] LI 111 -1 rtlll �_I , LI 111 r r�lll I7- - OFFICE II I Ilq III II IN IU I WALK-IN OFF. P� 11 � I (I �I 111 �I�, T k I I IIII I r—_ter— III _ Il_I��--L�111 Il_I��--L�111 Il_I��--L�111 Q P �� I—a— —�� -T- 11 IB� 11 B. IT TT F -1- �I�I VIII hI Ik tl� L_11__ �1 Ill �1 Ill ��--L� L- L __ = I �� - PRODUCE WALK-IN REP. u;l� IIj1 o DRY STORAGE I II �.I L L -I - _ 1111 o Lam.-.- �i III I I �1 I I I I Ill (fl I I I I Ill I- _ jlllT-717— �.I��--L�111 �.I��--L�111 �7' 12'-10° _ 8'-68" j1 L- JiL �I �I 1 Ill �I�I IlIlI 111_11 11l o IIII 1.1 L 11 L 1.I��--L�I11 L__11 111111 --- / IIII-�1�- Ul T TT _ �1 �� L� 7'-5" 5'-4" —LI �� b —DRY i III�IL-�i�--I �1 I I I I IlIlI �I IF- ] STORAGE I b� HALLWAY F_ r 1— III —�r T -TT DINING ROOM 2 - - - 3- 20'-$" 11-681 " 2;13'-10$ - 68 SEATS -IN WALK-IN N I� BEER COOLER 1 T ` \ w 15-9" /� 10'-9" 13'-5" Sn b i -- SILVERWARE ---T--- HIGH �- F_ T--- SODA Jm ICE ]fir/ t�F ti / & BUS STATION CHAIRS L COFFEE CUPS SERVICE MACHINE \ i ELEG PANELS ELEC PANELS TRANSFORMER E-PNL E-PNL _ _ --------1-- COFFEE I ICE SODA — -- -- — — — SILVERWARE — — — — BEER SERVICE —- _ -Tj - - - J L - - - - - I ,--a - --I— CASH MACHINE SERVICE &BUS STATION REGISTERL P� I a II�� PIF—hL� �� (IIII -- ae --_J v ((I 111 ((I I I I L 111 111—Li IJ SOUP PREP COLD II •F� �� h {� ((1T� �r�I11 I _J_ ,/ ----�---- II i STORAGEII II �\ _��-- PREP 10'-3" �I a JIL 111 111 /� \ / DINING ROOM 1 �, ((I L� I l �T� KITCHEN r II �. '�. ] � KITCHEN PREP r Ir �] 46 SEATS 111 -] L 1� II III GRILLS II 1 1 ] P, P P tlI I I I --- --- II I�� ] ((I I--; Ill ((I] 11 IIII GRILLS r t � �._ .�s=— �g - Pg M Q o IIII — — IIII 111 L 111 111 ��— —L� l �� ,� � 1 II a a a a. a u �r CH RC]L L-JFTLL_ IIII I II JI I ((1 IL��--L�11 Ill IIIA II L -JJ -`� L -J --------- L-----------� _ -�--@ �, �7 =.II s=. 01 io r --I r --I -F ISI I L I J FISH MARKET II lfl �I�=a.-a II 0 I¶ Ef I N- -� I� �I {I _ , I� 1� -r ------- - _______________ u - i WOMEN'S I' / I' �� R. R. II I II L L ff1 Ill ff1 �I l SERVING REFRIGERATOR DELI CASE II j� / III \ IIII 111��--L�111 f11��--L�I� COUNTER { _ — _ — p II� P ��_ _�� J SOUP i III IIII =I F CASH II IP II ` B� MEN'S P WALK-IN 9 Ifl ;n VIII I�� I� REGISTER L- I V II II Ik _ I R. R. I �� SOUP A ]v - FREEZER -ICV L- r� II pl ,/ `\ �I 111 �I I IPS -,Ir -,I I f11 {JI II(T_F� L 111 f11 {� L 111 II F 11 % I J 1 r Ill I—_ 111 f11 ��__ 111 f11 I � L 111 FOC SUPPLIES M^----- _ I /-T-/-��/-¢��+1t 6'1_=7-�_______________ Ir — y I I— �/T/T/ ^ � I� _ —, I (/T/777 � _, I �'/T�/7L r_______________YLT.L77J—.4 _ — y ______________ � Ti T7'/� � Z7Sl-.LT _______________ \ — y %T/Tl'/ / \ � � _ �— �` �— � � �_ \V%T _ `1v _ — _—— — :T7111�TI.,1- _ I � I I I I I -- 7- � 14 2-2 1. 5- 3-1 - 3-1 3 8 Ile Ile 1 -6 4° 2'-8" 6'-0" 2'-5" 6'-0" 2'-5" 6'-0" 2'-5" C-0" 2'-5" 6'-0" 2'-11" 114" \]1" \\ 6' -OZ" 6'-58" 13'-9$" 3 10'-0" 88-583,, \\ \ \ NOTE: ENTIRE BUILDING INCLUDING FOUNDATION WALLS AND ROOF TO BE DEMOLISHED A DEMO EXISTING FLOOR PLAN 1/4" = 1'-0" a CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ArchitectP rior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE DEMO/EXISTING FLOOR PLAN A1.2 4S 581 S.F NEW LOWER LEVEL AREA PLAN 1/4" = 1'-0- ® AREA INCLUDED ® AREA NOT INCLUDED NOT INCLUDED LOWER LEVEL GROSS AREA CALCULATION PATIO DINING AREA/RAMP 581 S.F. ENTRY RAMP 150 S.F. FDC & BACKFLOW VALVE 30 S.F. ELEC PANEL/SWITCH GEAR SHED 42 S.F. RECESSED REAR ENTRY 46 S.F. TRASH ENCLOSURE 154 S.F. TOTAL NOT INCLUDED LOWER GROSS AREA 1003 S.F. %ol NEW UPPER LEVEL AREA PLAN 1/4" = 1'-0" .F. 1; N 11 29'-118" 1 20"-84" 6'-6" 23'-8" 8'-118"' (I �i(�Gil ih� Ali IiC ��ii I 1�!! � I oil � I I 11 I � � Ilif�'�I !I ICI PEI - Imo' WAVA II II i ;t -- li UJ Il�� !I li►�- lit. � �s® � � � Q w NOT INCLUDED UPPER LEVEL GROSS AREA CALCULATION LESS THAN 4'-0" HIGH ATTIC AREA 73 S.F. ELEVATOR OPEN TO BELOW AREA 71 S.F. STAIR OPEN TO BELOW AREA 91 S.F. OPEN TO BELOW AREA 98 S.F. TOTAL NOT INCLUDED UPPER GROSS AREA 333 S.F. UPPER LEVEL GROSS AREA ATTIC AREA BELOW - LESS THAN 5'-0" HIGH OPEN TO BELOW AT STAIR & ELEVATOR OPEN TO BELOW S.F. (WALLS AROUND OPEN TO BELOW AND STAIR) UPPER LEVEL GROSS AREA CALCULATION UPPER LEVEL GROSS AREA 820 S.F. WALLS AROUND OPEN TO BELOW AND STAIR 8 S.F. TOTAL UPPER GROSS AREA 828 S.F. EXISTING LOWER LEVEL AREA PLAN 1/4" = 1'-0" BUILDING AREA NET CHANGE CALCULATION ® AREA INCLUDED TOTAL EXISTING GROSS AREA =5084 S.F. EXISTING GROSS FLOOR AREA 5084 S.F. LESS PROPOSED GROSS FLOOR AREA -5084 S.F. GROSS AREA NET CHANGE = 0 S.F. PROPOSED BUILDING AREA CALCULATION LOWER FLOOR GROSS AREA = 4256 S.F. UPPER FLOOR GROSS AREA = 828 S.F. PROPOSED BUILDING AREA = 5084 S.F. LOT AREA = 5400 S.F. FAR (5084/5400) = 94.14% LESS (E) FLOOOR AREA RATIO= -94.14% FAR NET CHANGE = 0.00% CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 7/11/17 - CUP/COASTAL All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE AREA CALCULATIONS A1.5 44 434 S.F M (E) PUBLIC AREA = 1774 S.F. A E PUBLIC AREA PLAN 1/8" = 1'-0" of Ini in wninvc orni uorurur nr ornrccrn nnnn W 0 F] NET PUBLIC AREA 1774 S.F. X 25% =443.5 S.F. NET PATIO SEATING AREA 434 S.F 434 S.F < 443.5 S.F. B NEW PATIO PUBLIC AREA PLAN NET PUBLIC AREA CALCULATION EXISTING NET PUBLIC AREA 1774 S.F. LESS PROPOSED NET PUBLIC AREA -1774 S.F. PUBLIC AREA NET CHANGE = 0 S.F. ALLOWABLE PATIO AREA CALCULATION ALLOWABLE NET PATIO AREA = 1774X.25 = 443.5 S.F. PROPOSED NET PATIO AREA = 434< 443.5 S.F. CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE NET PUBLIC AREA CALCULATIONS A1.6 415 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS 714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. PROJECT NO. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE PROPOSED FLOOR PLAN A2.1 40 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE PROPOSED UPPER PLAN A2.2 47 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl @cox.net - email THE CRAB COOKER OWNER: JIM WASKO 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 BUSINESS:714-573-1065 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE PROPOSED ROOF PLAN A2.3 42 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER pwoldzIWA067:i2 ]AN DJ NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE ELEVATIONS A3.1 I STANDING SEAM METAL ROOF 21'$ LO.H. ENCROACHMENT 12$$ O.H. ENCROACHMENT T.O. RIDGE T.O� RIDGE ELEV. 33'-10 3/4" P ELEV. 33'-10 3/4" ^� Alia- ^T.O. T.O.(E) PARAPET m� RAPET ELEV30'-3 3/8'4 01.0 . EL. /g =30.26' SITE ELEV =30.26' SITE ELEV T.O. PLATE —�—�- -- - - - --- - - - - - - - - - - --- - -- - - - - - - - - - - — - - - \- 1 T.O. PLATE ELEV. 28'-1'• ELS oer'JNd' NEW AWNINGS TO MATCH EXISTING r'JI� OT MI� 20/0 w ^ S2 s i z 2ND FLOOR ca 2ND FLOOR Z T.O. FIN. FLOOR T.O�R ELEV. 20'-0" ap - - - - - - --- - - - - - - - - -- v¢- - - - - - — - - - - - - - - ELEV. 20'-0„ w I B.C. AWNING FRAME4, EXISTING COPPER AWNING ELEV. 18'--2" NEW AWNINGS TO NEW COPPER AWNING TO o z MATCH EXISTING m 3 ❑ TO BE RE -HUNG z z MATCH MATCH EXISTING p � p QO Ud pz - O o T m =o Z So 3 Y w ¢¢ 0 NEW 1ST FLOOR N NEW 1ST FLOOR T.O. FIN. FLOOR - -- _.<� �< - - - ---- -- -- - - T.O�R ELEV. 9'-0' ELEV. 9'-0' - T.O.(E) FIN. FL00 T.O. E FIN. FLOOR ELEV. 7`-8" - - -8 NEW BENCHES TO MATCH EXISTING NEW BENCHES TO MATCH EXISTING FIRE DEPARTMENT CONNECTION/VALVES SOUTH ELEVATION A 1/4" = 1'-0" T.O. RIDGE _ 1 - - I I - - -- - - - - - - - - - - - - - I I - - - - - - a T.O. RIDGE s ELEV. 33'-10 3/4s s EL -10 3/4" 12 12 - 4� a4 I M T.O. E PARAPET - Moi T.O. E PARAPET ELEV. 30'-3 3/8" y _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ y ELEV. 30':::3 3/8" =30.26' SITE ELEV - Inn r =30.26' SITE ELEV T.O. PLATE - n T.O. PLATE ELEV. 28'-1" ELEV. 28'-1" I- - 4'-32" T ro — T o0 �� Mb� 2 MIS r"lMl�p 2ND FLOOR 2ND FLOOR T.O. FIN. FLOOR I - T.O. FIN. FLOOR ELEV. M� _ _ z ELEV. 20 -0 3 N LWU z NEW AWNINGS TO w MATCH EXISTING a Q bN o I o - T m m J J I- ¢ NEW 1ST FLOOR - o NEW 1ST FLOOR T.O. FIN. FLOOR �' a, T.O. FIN. FLOOR - ELEV. O� - - - - - - - -- — - - - - - - - - - - -- - - - - - - E Oa T.O. (E) FIN. FLOO4 ^�1 T.O. E FIN. FLOOR ELEV. 7'-8° y ELEV. 7'-8" NEW BENCHES TO MATCH EXISTING WEST ELEVATION B 1/4" = V-0" CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER pwoldzIWA067:i2 ]AN DJ NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE ELEVATIONS A3.1 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER pwoldzIWA067:i2 ]AN 63 NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE ELEVATIONS A3.2 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER FX619IzIWA067:12 ]ANUJ NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.1 T.O. RIDGE I I _ _ _ _ _ _ I I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 T.O. RIDGE ELEV�33 10 3/4" _ ELEV. 33'-10 3/4"'r'/ T.O. (E) PARAPET - - - - - I-\ // - - - - -- - - - - - - - - - - - - �� .1, T.O. E PARAPET '-3 E 30-3 3/S° ELEV. ELEV. =30.' SITE ELEV % / Ems 3/8„ =30.26' SITE ELEV T.O. PLATE A, A, T.O. PLATE ELEV. 28'-l" ELEV. 28'- 1 i T o0 Mb� T I / FLOOR T.O. INFLOOR -� N T 2OR T.O. FIN. FLOOR - ELEVELEV.� 0n I N / I/ ra i Fill I 11 IN 16 NEW 1ST FLOORI / I Mill 11 Al NEW 1ST FLOOR FI � - - - - - - - - - - j///////� E LOOR - EL � - (E' F_ FLO " FIBN. FLOOR EL %//// BUILDING SECTION A 1/4" = r-0" T.O. RIDGE �� I I I I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ / ,1, T.O. RIDGE ELEV. 33'-10 3/4" ELEV. 33'-10 3/4"'r Mid I I / T.O. (E) PARAPET 30'-3 3/8.. ELEV. 30'-3 3/8"ELEV. =30.26' SITE ELEV =30.26' SITEAPET ELEV T.O. PLATE - - - - - - / - - - - - - - - - - - - - - - - - T.O. PLATE ELEV. 28'-1- 8 -1T ELEV. 28 -1 T 2ND FLOOR T.O. FLOOR-� �` / - - - - - I-=' % - -- -_--- - - - - - N N 2ND FLOOR a, T.O. FIN. FLOOR I V. /> v i o / > ra o i I> '[Flivi NEW 1ST FLOOR>' MIMM 111111111 NEW 1ST FLOOR ELEV.FION,-FFLOOR - — \-� I - - - - - / o % - - - - - - - a E N Vag pp - - FLOORI � F18N. FLOOR ELEV(7'FIIN. ELEV. 7 BUILDING SECTION B 1/4" = 1'-0" CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER FX619IzIWA067:12 ]ANUJ NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.1 ELEV. 33'-10 3/4"7 I 'h T.O. (E) PARAPET ELEV. 30 —3 3/8" =30.26' SITE ELEV T.O. PLATE FI FV 9R'-1- I 2ND FLOOR T.O. FIN. FLOOR ELEV. 20 —0 n N O I NEW 1ST FLOOR T.O. FIN. FLOOR ELEV. 9'-0" I T.O. (E) FIN. FLOOR? ELEV. 7`-8" —� ELEV. 33'-10 3/4"T M�� I I 'h T.O. (E) PARAPET ELEV. 30 —3 3/8" =30.26' SITE ELEV T.O. PLATE FI FV 7R —1 eo Mb� i 2ND FLOOR N T.O. FIN. FLOOR ELEV. 20'-0" M I N NEW 1ST FLOOR T.O. FIN. FLOOR ELEV. 9'-0" —�-- I T.O. (E) FIN. FLOORI, ELEV. 7 —8a BUILDING SECTION 1/4" = V-0" BUILDING SECTION 1/4" = 1'-0" T 0 RIDGE 3/4" ET /8" LEV R R LOOR ELEV. 7 —8 T 0 RIDGE ELEV. 33'-10 I T.O. (E) PARAP uT ELEV 30`-3 3 =30.26' SITE E _A, =30.26' SITE E _ T.O. PLATE rrI ELEV. 28 —1 ll ELEV. 28 —1 ao I cl m �0p I MN�'�b� I i MIN I N 2ND FLOOR N 2ND FLOOR N — N d, T.O. FIN. FLOOF 0 I ELLV& Or O I T.O. FIN. FL00 NEW 1ST FL00 .1. T.O. FIN. F600 — I EL&y ;-00 T.O. E FIN. F 3/4" ET /8" LEV R R LOOR ELEV. 7 —8 T 0 RIDGE 3/4" ET /8" LEV R R LOOR ELEV. 7 —8 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. PROJECT NO. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.2 ELEV. 33'-10 M^N I T.O. (E) PARAP ELEV�30'-3 3-3 3 =30.26' SITE E _A, T.O. PLATE rrI ELEV. 28 —1 ao I � �0p I N 2ND FLOOR N N T.O. FIN. FLOOf ELEV�20 p 0 I NEW 1ST FL00 T.O. FIN. FL00 ELEV. 9'-0-0" T.O. E FIN. F 3/4" ET /8" LEV R R LOOR ELEV. 7 —8 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER 2200 NEWPORT BLVD. NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. PROJECT NO. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.2 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over staled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.3 I I I I T.O. RIDGE T.O. RIDGE ELEV. 33'-10 3/4" ELEV. 33'-10 3/4" M I I M �n PAs PET - - - - - - - - - - - I-- - - - \ T.O. PET - - - - - ELEV.(E) =30.26' SITE ELEV i i ELS/8,. 0.26' SITEELEV T.O. PLATE i c ,1, T.O. PLATE ELEV. 28'-l" - — - - - - -- - - - — - - - - , - - - - - - - - - - - -- - - - Ems` -11. -1 F IFT711 / / / 2ND FLOOR \ / ; 2ND FLOOR T.O. FIN. FLOOR N 1 T.O. FIN. FLOOR - _ ELEV. 20'-0" - - -- --- -�-- - - - - - — _ _ _ ELEV�2p'-p-p" ;� N nmnn Ll Ll ' ' NEW 1ST FLOOR NEW 1ST FLOOR T.O. FIN. FLOOR - --//////// _a T.O. FIN. FLOOR %11 / ELEV. 9'-0" /////////////////////////////�jii/„/ _I EL OP T.O. (E) FIN. FLOORI, ' FLOOR ELEV. 7,-8e /////// /////////////// BUILDING SECTION E 1/4” = 1'-0" T.O. RIDGE I I I I _ _ _ 1 T.O. RIDGE ELEV.3 -10 3/4" _ ELEV. 33'-10 3/4" _ r�la0 M^a0 Mid- -I I M I I M T.O. E PARAPET T.O. E PARAPET ELEV. 30'-3 3/8" T =30.26' SITE ELEV / =30.26' SITE ELEV T.O. PLATE / / ; L=--[ — L= LL= T.O. PLATE ELEV. 28'- 1 ELEV. 28'-1- --i O - 2ND FLOOR 2ND FLOOR T.O. FIN. FLOOR M�q — T.O. FIN. FLOOR ELEV. 20 -0 ELEV. 0 NEW 1ST FLOOR NEW 1ST FLOOR T.O. FIN. FLOOR 1 T.O. FIN. FLOOR Ems' -ON. FLOO j///////i�— T.OV(E�) FAIN FLOOR ELEV. 7 ////////i/i////i//, BUILDING SECTION F 1/4" = 1'-0" CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over staled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.3 CADD SERVICES 31565 Calle Arroyo San Juan Capistrano, CA 92675 (949) 859 -7385 -office (949) 861 -0464 -mobile caddmanl@cox.net - email THE CRAB COOKER pwoldzIWA067:i2 ]AN 63 NEWPORT BEACH, CA 92663 All designs, ideas, arrangements and plans indecated by these drawings and specifications are the property and copyright of the Architect and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the Architect prior to commencement of work. 2015-09 DRAWN BY S.H. CHECKED BY S.H. ISSUE DATE 5/25/17 SHEET TITLE BUILDING SECTIONS A4.4 0 0 e 4 v." 1 1 1 I 4 WATER METER I DW 5 GAS METER II I0 I STREET w R/W SI o � 4 i I IU DEWALK I 4 PAR 1 O ST 0' 3 1 I W Z 0 io 0 m V) 0 0 e 0 i0 2" RISER J Y,V U/YJIi LIV I 4 BUILDING LOT 15 BUILDING LOT 16 BUILDING PROPERTY LINE 51 15 4 „nu Iv Jrolvnu i r I m - Boxl I N LATERAL 5 16= -- -- --1�1� -- o w CURB & GUTTE 4 Q IS ER U I 1MANHOL 4CURB 0ys C{ T RTW ET\ Q GUTTER N II W o ��ss --I =g"�w g"�w 4 �ICONCRETE SEWER MANHOL PAVEMENT COVER 00LOLO O 0 0 �co ro IZ OATCH BASIN I I 1 4 PROPERTY 2� " o LINE m 7 W 4 RAMP1/1 — — — ----- 1—_—. E— E-- E— -H,E— w 1> F, I Eil 0 \ T T— —�T-- — T— — T— T— T— iv -"AN)— --Yj �- g^Dw g"�W -X— g"f1m _— —S g•pWO-- — J (n W W W m m L I m ; m m Q W1 mLLJ \ — - - -- W ZR LLJ D �' D—+BAS-W— > —W S -J — z F z W2 W V 81w g Dw 4 4 Q 4 3 4 w Q 4 a 4 Ld P — N —I — F — 4 �11+0—f — w 22ND STREET n 3 -'-I- E—V � E— E— �J —e E— E— E— E— =A — C01 U — g"gs j ®—I f sg g"SS 1"SS 8"ss — — — 6"ss 7 — g^Ss w � I p JJ o E(TS) E(TS) E(TS) E(TS) J(TS) E(TS) - 'L N II I JUNCTION 4 STRUCTURE AND GRATE 101 4 1-11 I— 4-- E — RETE ' g"SS g•Sc 4 5 c,5 / es" / 5¢ / E(TS)-41 4--E(TS) NO. I DATE I REVISION - CITY DEMOLITION NOTES ❑1 DEMOLISH EXISTING BUILDING, INCLUDING SIGNS, AWNINGS, BUILDING LIGHTS, FOUNDATION ETC ❑2 REMOVE AND DISPOSE OF EXISTING BENCH ❑3 DEMOLISH AND DISPOSE OF EXISTING BOLLARD ❑4 PROTECT IN PLACE, AS NOTED PER PLAN ❑5 CAP AND PLUG AT RIGHT OF WAY ❑6 REMOVE & DISPOSE OF WATER METER PER CITY OF NEWPORT BEACH REQUIREMENTS ❑7 REMOVE & DISPOSE OF EXISTING FIRE RISER AND FDC NOTE: ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY PER SEPARATE PERMIT 10' 0' 5' 10' IO O O SCALE: 1" = 10' 0 REVIEWED: I DEMOLITION PLAN ORIANA SLASORCRAB COOKERCD R.C.E. N0. C63451 ROUGH GRADING PLAN DATE DESIGNED MI DRAWN MI CITY OF NEWPORT BEACH XXX o CHECKED os DAT 5/19/2017 PUBLIC WORKS DEPARTMENT SHEET 2 of 5 BASIS OF BEARINGS: _� "EIS' APPROVAL RECOMMENDED THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 1650'00" WEST OF THE CENTERLINE CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT N0. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, ZmF U SCO E OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. 1-800-227-2600 E R 6 1 N E E R I R G BENCHMARK: M.O.D. DIRECTOR BEFORE YOU DIG BENCHMARK DESIGNATION: O.C.S. VERTICAL CONTROL POINT "J -1—R24", NAVD88/2015 16795 Von Karman, Suite 100, Irvine, California 92606 MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK tel 949.474.1960 - fax 949.474.5315 o w .fuscoe.com DATE DESCRIBED BY OCS 2014 — FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14" ON THE SOUTHWEST -- CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE ,, o.J�-' 5/19/2017 C/L OF 19TH ST. ® ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. ORIANA SLASOR RCE C63451 Date NO. I DATE I REVISION - CITY DEMOLITION NOTES ❑1 DEMOLISH EXISTING BUILDING, INCLUDING SIGNS, AWNINGS, BUILDING LIGHTS, FOUNDATION ETC ❑2 REMOVE AND DISPOSE OF EXISTING BENCH ❑3 DEMOLISH AND DISPOSE OF EXISTING BOLLARD ❑4 PROTECT IN PLACE, AS NOTED PER PLAN ❑5 CAP AND PLUG AT RIGHT OF WAY ❑6 REMOVE & DISPOSE OF WATER METER PER CITY OF NEWPORT BEACH REQUIREMENTS ❑7 REMOVE & DISPOSE OF EXISTING FIRE RISER AND FDC NOTE: ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY PER SEPARATE PERMIT 10' 0' 5' 10' IO O O SCALE: 1" = 10' 0 REVIEWED: I DEMOLITION PLAN ORIANA SLASORCRAB COOKERCD R.C.E. N0. C63451 ROUGH GRADING PLAN DATE DESIGNED MI DRAWN MI CITY OF NEWPORT BEACH XXX o CHECKED os DAT 5/19/2017 PUBLIC WORKS DEPARTMENT SHEET 2 of 5 I t o I I I o I (7.66TC), + (7.04FE)I al I Uw I DW ! HHH J p I Iz p [6:.2 0TS - 7SG>6.4 �J_>w - w - DW d OOTS M I I F 7.46SG p p z �I O I (TO 1 FL I I 09 � 3 O p z z I p A II I z - 3 STREET I (7.56TC)" RAW (7.05FL)I p I Iz p w I I I I I d I I I I I I 7.56TC 14 P7.OCSGCT 6.89FL)- J E - T o Iz o - I U J J - 8 -DW 8"fIW 8"DW U 8) 00 I II w E I E E d B"SS 8"Ss 8"SS U t ® ITS w I I I I I I II I IU N a III I R (40') (10') SIDEWALK (20') (20') I (7.69 '(7.15FL) (1.9%) ~,- EXIST. 2' WIDE EXIST. 2' WIDE -7 CURB AND GUTTER CURB AND GUTTER NEWPORT BOULEVARD(X) SCALE: 1:10' 3 I J 7.46SG " SLAB LOT 15 BUILDING FF=9.00 PAD=7.46 16" SLAB LOT 1 BUILDING 7.46SG N71'09'53"E 90.00' E E E C> C} C T T - 8.M 8')W M LL U J p] r U L U v - - n N �V 0 E(TS) E(TS) B (44') E(TS) PROPERTY LINE BUILDING i _ 9.00TS 8113TC 7.46SG p ---+ m 16" SLAB sss dm SI TRFFIT 28' 19FL)_ 55 , / e BASIS OF BEARINGS: _� "E1�' � E 8"SS THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 1650'00" WEST OF THE CENTERLINE ss CALL TOLL FREE E(TS) E(TS) B (44') E(TS) PROPERTY LINE BUILDING i _ 9.00TS 8113TC 7.46SG p ---+ m 16" SLAB sss dm SI TRFFIT 28' 19FL)_ 55 , / e 22ND STREET o LCL ch LL E E- io CO- E E 0- E- 00 of 8"Ss 8"Ss -T 8"SS 8"ss 8"SS O E(TS) 8' PROP. SIDEWALK (22') (22') (7.71 TC) (7.67TC) (7.20FL) (7.90F'. 16" SLAB 2" SAND & (7.13FL) (7.60FS) 10ML IMPERMEABLE V (1.5%) (1.2%) 2.07 VAPOR BARRIER PER/////////// DETAIL 1 ON SHEET 3 7.878W EXIST. 2' WIDE EXIST. 2' WIDE CURB AND GUTTER CURB AND GUTTER 22ND STREET B SCALE: 1:10' 3 E(TS) E(TS) -H I -l-- E(TS) 16" SLAB, 2" SAND 16" SLAB, 2" SAND & & 10ML 10ML IMPERMEABLE IMPERMEABLE VAPOR VAPOR BARRIER PER BARRIER PER DETAIL DETAIL 1 ON SHEET 3 1 ON SHEET 3 BASIS OF BEARINGS: _� "E1�' APPROVAL RECOMMENDED I THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 1650'00" WEST OF THE CENTERLINE ss CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, FUSCOE - CATV - EXISTING CABLE TV OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. '',,,. E 9.00TS I %7.60FS z 1bJ -11- - - 6"ss - - BENCHMARK: M.O.D. DIRECTOR 7.46SG m - N 16795 Von Karman, Suite 100, Irvine, California 92606 FS FINISH SURFACE MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK tel 949.474.1960 - fax 949.474.5315 o w .fuscoe.com DATE SUBGRADE DESCRIBED BY OCS 2014 - FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14•' ON THE SOUTHWEST�'(�,, o TS TOP OF SLAB CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE ,, o.�J�-' 5/19/2017 r) C/L OF 19TH ST. ® ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. ORIANA SLASOR RCE C63451 Date I I� o Il III "Q Z 4" SLAB III- - �''J IIIs"ss - - 6"ss I I S.90TS 8.05TS 8.07TS S.57SG 7.72SG 7.74SG 9.00TS 7 37Fc 7.46SG I I -7.5'3TC (~ 5� 1 STREET R/W m DW OW 11 7W LW - -- 8"DW II II I I (n m - T T - - 8"UW -- 8"DW U 11 J C'4 11 U �� J m 00 III I kn I11+00 22ND STREET o LCL ch LL E E- io CO- E E 0- E- 00 of 8"Ss 8"Ss -T 8"SS 8"ss 8"SS O E(TS) 8' PROP. SIDEWALK (22') (22') (7.71 TC) (7.67TC) (7.20FL) (7.90F'. 16" SLAB 2" SAND & (7.13FL) (7.60FS) 10ML IMPERMEABLE V (1.5%) (1.2%) 2.07 VAPOR BARRIER PER/////////// DETAIL 1 ON SHEET 3 7.878W EXIST. 2' WIDE EXIST. 2' WIDE CURB AND GUTTER CURB AND GUTTER 22ND STREET B SCALE: 1:10' 3 E(TS) E(TS) -H I -l-- E(TS) 16" SLAB, 2" SAND 16" SLAB, 2" SAND & & 10ML 10ML IMPERMEABLE IMPERMEABLE VAPOR VAPOR BARRIER PER BARRIER PER DETAIL DETAIL 1 ON SHEET 3 1 ON SHEET 3 I II I� III III a NO. I DATE I REVISION P ROP. IMPROVEMENT EXI ST. I M PROVEM ENT TO BE PROTECT IN PLACE LIMIT OF GRADING AND SAWCUT LIMIT (17') PARKING (8.48TC) �(7.48FS) (7.98FS) 4.... (1.7%) iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii,,%//////////////////////////////////////////////////////////////////////////, EXIST.CURB THE ARCADE CQ1 SCALE: 1:10' 3 9 12" MIN. CONCRETE SLAB PER SOILS REPORT de q e 16" PER STRUCTURAL e° PLAN °. e e e 2" SAND LAYER PER SOILS REPORT MPERMEABLE VAPOR BARRIER (MIN. 10ML-TICK VISQUEEN) PER SOILS REPORT SEE SOILS REPORT FOR OVER -EXCAVATION REMOVAL, RE -USE AND SUBGRADE COMPACTION SLAB SECTION NTS LEGEND BASIS OF BEARINGS: _� "E1�' APPROVAL RECOMMENDED THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 1650'00" WEST OF THE CENTERLINE ss CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, FUSCOE - CATV - EXISTING CABLE TV OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. '',,,. E 1-800-227-2600 - STL E R 6 1 N E E R I R G T BENCHMARK: M.O.D. DIRECTOR BEFORE YOU DIG BENCHMARK DESIGNATION: O.C.S. VERTICAL CONTROL POINT 'J -1-R24", NAVD88/2015 16795 Von Karman, Suite 100, Irvine, California 92606 FS FINISH SURFACE MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK tel 949.474.1960 - fax 949.474.5315 o w .fuscoe.com DATE SUBGRADE DESCRIBED BY OCS 2014 - FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14•' ON THE SOUTHWEST�'(�,, -- TS TOP OF SLAB CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE ,, o.�J�-' 5/19/2017 C/L OF 19TH ST. ® ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. ORIANA SLASOR RCE C63451 Date I II I� III III a NO. I DATE I REVISION P ROP. IMPROVEMENT EXI ST. I M PROVEM ENT TO BE PROTECT IN PLACE LIMIT OF GRADING AND SAWCUT LIMIT (17') PARKING (8.48TC) �(7.48FS) (7.98FS) 4.... (1.7%) iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii,,%//////////////////////////////////////////////////////////////////////////, EXIST.CURB THE ARCADE CQ1 SCALE: 1:10' 3 9 12" MIN. CONCRETE SLAB PER SOILS REPORT de q e 16" PER STRUCTURAL e° PLAN °. e e e 2" SAND LAYER PER SOILS REPORT MPERMEABLE VAPOR BARRIER (MIN. 10ML-TICK VISQUEEN) PER SOILS REPORT SEE SOILS REPORT FOR OVER -EXCAVATION REMOVAL, RE -USE AND SUBGRADE COMPACTION SLAB SECTION NTS LEGEND EXIST. BLI PROTECT IN PLACE PROP. CONC. V -DITCH (FL PER PLAN) SECTIOND SCALE: 1:10' 3 REVIEWED: m J F - ::E N (V E 0 mi E a Lo I 0 3 ri 0 m 0 0 16" SLAB, 2" SAND & 10ML IMPERMEABLE s VAPOR BARRIER PER DETAIL 1 ON SHEET 3 0 10' 0' 5' 10' 0 0 i SCALE: 1" = 10' ji. 0 L ROUGH GRADING PLAN N ORIANA SLASOR CRAB COOKER R.C.E. N0. C63451 ROUGH GRADING PLAN L DATE o U DESIGNEDMI DRAWN MI CITY OF NEWPORT BEACH XXX o CHECKED Os DATE /19/2017 PUBLIC WORKS DEPARTMENT SHEET 3 of 5 i S� EXISTING RIGHT OF WAY - - CENTER LINE EXISTING STORM DRAIN ss EXISTING SEWER W EXISTING WATER - CATV - EXISTING CABLE TV G EXISTING GAS E EXISTING ELECTRIC - STL - EXISTING STREET LIGHT CONDUIT T EXISTING TELEPHONE/VERIZON CONDUIT FF FINISH FLOOR ELEVATION FL FLOW LINE FS FINISH SURFACE PAD PAD ELEVATION SG SUBGRADE TC TOP OF CURB TS TOP OF SLAB EXIST. BLI PROTECT IN PLACE PROP. CONC. V -DITCH (FL PER PLAN) SECTIOND SCALE: 1:10' 3 REVIEWED: m J F - ::E N (V E 0 mi E a Lo I 0 3 ri 0 m 0 0 16" SLAB, 2" SAND & 10ML IMPERMEABLE s VAPOR BARRIER PER DETAIL 1 ON SHEET 3 0 10' 0' 5' 10' 0 0 i SCALE: 1" = 10' ji. 0 L ROUGH GRADING PLAN N ORIANA SLASOR CRAB COOKER R.C.E. N0. C63451 ROUGH GRADING PLAN L DATE o U DESIGNEDMI DRAWN MI CITY OF NEWPORT BEACH XXX o CHECKED Os DATE /19/2017 PUBLIC WORKS DEPARTMENT SHEET 3 of 5 i S� 0 0 0 10' 0' 5' 10 SCALE: 1" = 10' EROSION CONTROL NOTES: SANDBAGS (GRAVEL BAG) 1. GENERAL: SANDBAG SHALL INCLUDE PROVIDING ALL LABOR, MATERIALS, AND EQUIPMENT TO FABRICATE AND INSTALL SANDBAGS AS REQUIRED TO FACILITATE THE CONTROL OF EROSION. 2. LOCATION: SANDBAGS SHALL BE PLACED PER PLAN, AND IN LOCATIONS SPECIFIED BY THE COUNTY, AND IN LOCATIONS DEEMED NECESSARY BY THE CONTRACTOR. 3. FABRICATION: SANDBAGS SHALL BE FABRICATED USING FACTORY SEWN OR SEALED BAGS OF WOVEN POLYPROPYLENE, TREATED TO RESIST DEGRADATION BY ULTRAVIOLET LIGHT AND HAVING SUFFICIENT RESISTANCE TO TEARING TO ALLOW RELOCATION OF BAGS WITHIN SIX MONTHS OF INITIAL PLACEMENT WITH A LOSS OF NOT MORE THAN FIVE PERCENT OF THE BAGS. THE BAGS SHALL BE FILLED WITH SUBROUNDED TO ROUNDED GRAVEL LESS THAN 3/4 -INCH IN DIAMETER, WITH LESS THAN FIVE PERCENT OF MATERIAL PASSING A NO. 30 SIEVE. THE FILLED BAGS SHALL HAVE THE OPEN ENDS SECURELY FASTENED PRIOR TO DELIVERY TO THE SITE. 4. INSTALLATION: SANDBAGS SHALL BE INSTALLED IN A MANNER TO ENTRAP SILT AND MUD, AND TO DIVERT THE FLOW OF WATER. NOTWITHSTANDING THE OTHER REQUIREMENTS OF THIS SPECIFICATION, FAILURE OF THE BAGS TO PERFORM THIS FUNCTION SHALL BE REASON TO REJECT THEIR INSTALLATION. SANDBAGS SHALL BE INSTALLED WITH THE WIDEST FACE AGAINST THE GROUND SURFACE OR THE UNDERLYING COURSE OF BAGS, AND PRESSED IN PLACE TO CONFORM TO THE UNDERLYING SURFACE. THE BAGS SHALL BE PLACED WITH THE TIED ENDS IN THE "UPHILL" OR "UPSTREAM" DIRECTION, BEGINNING AT THE LOWEST OR MOST DOWNSTREAM BAG, TIED ENDS WILL BE TUCKED UNDER BAG. F__ 11+00 +67 22ND STREET 0 0 0 O 0 SUBSEQUENT BAGS WITHIN ONE COURSE OF BAGS SHALL BE PLACED SO AS TO REST UPON THE TIED END OF THE PREVIOUSLY PLACED BAG, WITH NOT LESS THAN 10 PERCENT OF THE BAG IN CONTACT WITH THE PREVIOUS BAG, AND NOT MORE THAN 20 PERCENT IN CONTACT. SUBSEQUENT COURSES OF BAGS SHALL BE PLACED AS DESCRIBED PREVIOUSLY, WITH THE MID -POINT OF THE BAGS STRADDLING THE JOINTS OF BAGS IN THE UNDERLYING ROW. CONSTRUCTION OF A SANDBAG BERM PERPENDICULAR TO THE DIRECTION OF FLOW SHALL INCORPORATE BAGS PLACED IN A "PYRAMID" CONFIGURATION, WITH ALL INDIVIDUAL BAGS ORIENTED PERPENDICULAR TO THE DIRECTION OF FLOW. THE BERM SHALL BE CONSTRUCTED WITH A SPECIFIED NUMBER OF ROWS AT THE BOTTOM (IN CONTACT WITH THE GROUND), WITH SUCCESSIVELY FEWER ROWS IN EACH OVERLYING COURSE. THE UPSTREAM AND DOWNSTREAM FACES OF THE BERM SHALL BE NO STEEPER THAN 1 1/2 FEET HORIZONTAL TO 1 VERTICAL. DAMAGE WHICH COULD FORESEEBLY BE PREVENTED BY PROPER SANDBAG INSTALLATION SHALL BE THE CONTRACTOR'S RESPONSIBILITY. 5. COMPENSATION: THE PERFORMANCE OF THE REQUIREMENTS OF THIS SECTION SHALL BE COMPENSATED AT THE CONTRACT UNIT PRICES FOR SANDBAGS. POLLUTION PREVENTION NOTES IN ORDER TO MEET THE REQUIREMENTS OF THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PROGRAM FOR CONSTRUCTION, CONSTRUCTION CONTRACTORS SHALL INSTALL AND MAINTAIN APPROPRIATE BEST MANAGMENT PRACTICES (BMPS), AS SHOWN IN THE EROSION AND SEDIMENT CONTROL PLAN, ON ALL CONSTRUCTION PROJECTS. BMPS SHALL BE INSTALLED IN ACCORDANCE WITH INDUSTRY RECOMMENDED STANDARDS, AND/OR IN ACCORDANCE WITH ANY GENERAL CONSTRUCTION PERMIT ISSUED BY THE STATE FOR THE PROJECT TO PREVENT ANY DISCHARGES FROM THE PROJECT SITE OR INTO ANY STORM DRAIN FACILITIES. ALL SEDIMENTS, CONSTRUCTION MATERIALS, DEBRIS AND WASTES, AND OTHER POLLUTANTS MUST BE RETAINED ON SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, WIND, OR VEHICLE TRACKING. UNDER DIRECTION OF THE ENGINEER OF RECORD, EROSION AND/OR SEDIMENT CONTROL DEVICES SHALL BE MODIFIED AS NEEDED AS THE PROJECT PROGRESSES TO ENSURE EFFECTIVENESS. NOTES TO CONTRACTOR: 1. STABILIZED CONSTRUCTION ENTRANCE AND RECYCLING STORAGE AREA SHALL BE DESIGNATED BY SITE SUPERVISOR AND INCLUDED ON THE EROSION CONTROL PLAN. AS SITE CONDITIONS CHANGE, THE EROSION CONTROL PLAN SHALL BE UPDATED TO REFLECT CURRENT CONDITIONS. 2. IT IS THE CONTRACTOR/SUPERVISOR'S RESPONSIBILITY TO KEEP THE EROSION CONTROL MAP CURRENT. BMPs SHOULD BE ADDED, MOVED OR REMOVED BASED ON SITE CONDITIONS. HAND -MARKED ALTERATIONS WITH INITIALS AND DATE ARE AN ACCEPTABLE FORM OF ALTERATION. THE CONTRACTOR MAY BE ASKED AT ANY TIME TO PRODUCE THE EROSION CONTROL MAP. FAILURE TO KEEP THE MAP CURRENT COULD RESULT IN A NOTICE OF VIOLATION AND/OR FINE. APPROVAL RECOMMENDED FUSCOE E N G I N E E R I N G M.O.D. DIRECTOR 16795 Von Karman, Suite 100, Irvine, California 92606 tel 9449..4,,74.1960 o fax 949.474.5315 o w .fuscoe.com DATE &WP _ 5/19/2017 ORIANA SLASOR RCE C63451 Date I DATE REVISION LEGEND PROPERTY LINE DIRECTION OF FLOW NcD jmmw C+rr%—r1f'%K1 A A GRAVEL OR SAND BAG DETAILS NOT TO SCALE BEST MANAGEMENT PRACTICES (BMP EROSION CONTROL NOTES: O INSTALL CONSTRUCTION FENCE W/ WIND CONTROL. O2 INSTALL ONE ROW OF SANDBAGS, TWO TIERS HIGH PER DETAIL 'A' & BMP SE -8 O3 INSTALL STABILIZATION ENTRY PER BMP TC -1 & TC -2, SEE DETAIL 'B' HEREON ® INSTALL STORM DRAIN INLET PROTECTION PER DETAIL 'C' & BMP SE -10 O5 INSTALL FILTER FABRIC STORM DRAIN INLET PROTECTION PER DETAIL 'D' & BMP SE -10 GRAVEL BAGS TWO BAGS _ HIGH FILTERABLE PETRO -MAT a' r a I, PREVENT THE LOSS OF SOIL THROUGH WIND OR WATER EROSION BY IMPLEMENTING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROL AND GOOD HOUSEKEEPING BMP. 1. SOIL LOSS BMP THAT SHOULD BE CONSIDERED FOR IMPLEMENTATION AS APPROPRIATE FOR EACH PROJECT INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING: A. SCHEDULING CONSTRUCTION ACTIVITY. B. PRESERVATION OF NATURAL FEATURES, VEGETATION AND SOIL C. DRAINAGE SWALES OR LINED DITCHES TO CONTROL STORM WATER FLOW. D. MULCHING OR HYDROSEEDING TO STABILIZE DISTURBED SOILS E. EROSION CONTROL TO PROTECT SLOPES. F. PROTECTION OF STORM DRAIN INLETS (GRAVEL BAGS OR CATCH BASIN INSERTS). G. PERIMETER SEDIMENT CONTROL (PERIMETER SILT FENCE, FIBER ROLLS). H. SEDIMENT TRAP OR SEDIMENT BASIN TO RETAIN SEDIMENT ON SITE. I. STABILIZED CONSTRUCTION EXITS. J. WIND EROSION CONTROL. K. OTHER SOIL LOSS BMP ACCEPTABLE TO THE ENFORCING AGENCY. 2. GOOD HOUSEKEEPING BMP TO MANGE CONSTRUCTION EQUIPMENT, MATERIALS AND WASTES THAT SHOULD BE CONSIDERED FOR IMPLEMENTATION AS APPROPRIATE FOR EACH PROJECT INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING: A. MATERIAL HANDLING AND WASTE MANAGEMENT. B. BUILDING MATERIALS STOCKPILE MANAGEMENT C. MANAGEMENT OF WASHOUT AREAS (CONCRETE, PAINTS, STUCCO, ETC) D. CONTROL OF VEHICLE/EQUIPMENT FUELING TO CONTRACTOR'S STAGING AREA. E. VEHICLE AND EQUIPMENT CLEANING PERFORMED OFF SITE. F. SPILL PREVENTION AND CONTROL G. OTHER HOUSEKEEPING BMP ACCEPTABLE TO THE ENFORCING AGENCY. z CRUSHED AGGREGATE GREATER THAN 3" BUT SMALLER THAN 6" CN CORRUGATED STEEL PANELS ORIGINAL GRADE SECTION C -C FIBER FABRIC nnDDIIr_ATC71 STEEL PANELS I DU MIN 1 i STABILIZED CONSTRUCTION ENTRANCE/ EXIT DETAIL NOT TO SCALE EXISTING CATCH BASIN -GRAVEL BAGS ONE BAG HIGH AT C.B. OPENING rSTREET SECTIONS ARE NOT TO BE CONSTRUCTED WITH THIS PERMIT VIDE ADDITONAL ROW OF SEDIMENT BUILT-UP INSIDE THE BASIN (TYP.) STORM DRAIN INLET PROTECTION DETAILS v NOT TO SCALE GRATEFILTER / INLET FILTER FABRIC INLET D NOTTO TECTION DETAIL SCALE BMP TABLE: SYMBOL DESCRIPTION BASIS OF BEARINGS: WE -1 WIND EROSION CONTROLS ® THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 18'50'00" WEST OF THE CENTERLINE CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. 1-800-227-2600 —x — SE -1 SILT FENCE BENCHMARK: BEFORE YOU DIG BENCHMARK DESIGNATION: O.C.S. VERTICAL CONTROL POINT "J -1-R24', NAVD88/2015 SE-8 SANDBAG BARRIER Op MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK STORM DRAIN INLET PROTECTION DESCRIBED BY OCS 2014 - FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14" ON THE SOUTHWEST CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE C/L OF 19TH ST. ® ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. APPROVAL RECOMMENDED FUSCOE E N G I N E E R I N G M.O.D. DIRECTOR 16795 Von Karman, Suite 100, Irvine, California 92606 tel 9449..4,,74.1960 o fax 949.474.5315 o w .fuscoe.com DATE &WP _ 5/19/2017 ORIANA SLASOR RCE C63451 Date I DATE REVISION LEGEND PROPERTY LINE DIRECTION OF FLOW NcD jmmw C+rr%—r1f'%K1 A A GRAVEL OR SAND BAG DETAILS NOT TO SCALE BEST MANAGEMENT PRACTICES (BMP EROSION CONTROL NOTES: O INSTALL CONSTRUCTION FENCE W/ WIND CONTROL. O2 INSTALL ONE ROW OF SANDBAGS, TWO TIERS HIGH PER DETAIL 'A' & BMP SE -8 O3 INSTALL STABILIZATION ENTRY PER BMP TC -1 & TC -2, SEE DETAIL 'B' HEREON ® INSTALL STORM DRAIN INLET PROTECTION PER DETAIL 'C' & BMP SE -10 O5 INSTALL FILTER FABRIC STORM DRAIN INLET PROTECTION PER DETAIL 'D' & BMP SE -10 GRAVEL BAGS TWO BAGS _ HIGH FILTERABLE PETRO -MAT a' r a I, PREVENT THE LOSS OF SOIL THROUGH WIND OR WATER EROSION BY IMPLEMENTING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROL AND GOOD HOUSEKEEPING BMP. 1. SOIL LOSS BMP THAT SHOULD BE CONSIDERED FOR IMPLEMENTATION AS APPROPRIATE FOR EACH PROJECT INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING: A. SCHEDULING CONSTRUCTION ACTIVITY. B. PRESERVATION OF NATURAL FEATURES, VEGETATION AND SOIL C. DRAINAGE SWALES OR LINED DITCHES TO CONTROL STORM WATER FLOW. D. MULCHING OR HYDROSEEDING TO STABILIZE DISTURBED SOILS E. EROSION CONTROL TO PROTECT SLOPES. F. PROTECTION OF STORM DRAIN INLETS (GRAVEL BAGS OR CATCH BASIN INSERTS). G. PERIMETER SEDIMENT CONTROL (PERIMETER SILT FENCE, FIBER ROLLS). H. SEDIMENT TRAP OR SEDIMENT BASIN TO RETAIN SEDIMENT ON SITE. I. STABILIZED CONSTRUCTION EXITS. J. WIND EROSION CONTROL. K. OTHER SOIL LOSS BMP ACCEPTABLE TO THE ENFORCING AGENCY. 2. GOOD HOUSEKEEPING BMP TO MANGE CONSTRUCTION EQUIPMENT, MATERIALS AND WASTES THAT SHOULD BE CONSIDERED FOR IMPLEMENTATION AS APPROPRIATE FOR EACH PROJECT INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING: A. MATERIAL HANDLING AND WASTE MANAGEMENT. B. BUILDING MATERIALS STOCKPILE MANAGEMENT C. MANAGEMENT OF WASHOUT AREAS (CONCRETE, PAINTS, STUCCO, ETC) D. CONTROL OF VEHICLE/EQUIPMENT FUELING TO CONTRACTOR'S STAGING AREA. E. VEHICLE AND EQUIPMENT CLEANING PERFORMED OFF SITE. F. SPILL PREVENTION AND CONTROL G. OTHER HOUSEKEEPING BMP ACCEPTABLE TO THE ENFORCING AGENCY. z CRUSHED AGGREGATE GREATER THAN 3" BUT SMALLER THAN 6" CN CORRUGATED STEEL PANELS ORIGINAL GRADE SECTION C -C FIBER FABRIC nnDDIIr_ATC71 STEEL PANELS I DU MIN 1 i STABILIZED CONSTRUCTION ENTRANCE/ EXIT DETAIL NOT TO SCALE EXISTING CATCH BASIN -GRAVEL BAGS ONE BAG HIGH AT C.B. OPENING rSTREET SECTIONS ARE NOT TO BE CONSTRUCTED WITH THIS PERMIT VIDE ADDITONAL ROW OF SEDIMENT BUILT-UP INSIDE THE BASIN (TYP.) STORM DRAIN INLET PROTECTION DETAILS v NOT TO SCALE GRATEFILTER / INLET FILTER FABRIC INLET D NOTTO TECTION DETAIL SCALE BMP TABLE: SYMBOL DESCRIPTION ENTIRE SITE WE -1 WIND EROSION CONTROLS ® TC -1 CONSTRUCTION ROAD ENTRANCE TC -2 CONSTRUCTION ROAD STABILIZATION —x — SE -1 SILT FENCE cDcDcXD SE -6 GRAVEL BAG BARRIER 000c> SE-8 SANDBAG BARRIER Op SE -10 STORM DRAIN INLET PROTECTION BMP DETAILS CAN BE OBTAINED IN THE SWPPP PREPARED FOR THIS PROJECT BY FUSCOE ENGINEERING OR http://www.ocwatershed.com/constructionactivities.aspx m E s N RENEWED: EROSION CONTROL PLAN ORIANA SLASOR CRAB COOKER R.C.E. N0. C63451 ROUGH GRADING PLAN DATE DESIGNED MI DRAWN Mr CITY OF NEWPORT BEACH XXX o CHECKED Os DATE /19/2017 PUBLIC WORKS DEPARTMENT SHEET 4 of 5 T 57 I I w I J T -1 o l ± I of 1w o � o I I® I w DW 6 32 � Ila IcqM m o W o� 0 OI Iz IL W w Z L — J F J II SEWER LAT T,n 431NV OL II 4.241NV IN SEWER LAT ° /v L 4 J II II °°�9, 0 li�,,� c 00 FJ F—� I1 _ II ® r� F--1 L—J F--1 L J F-1 L -J T _ — ° II O ° 1 Is, T 0 Q 0 A J I I I I I a Dw a w a Dw 1.81 � 18"SD 8) 00 + w lil C� I F-- E� �E � E 2.631NV 1, 8"SS 8"SS 8"ss 8 -ss — U ~ ® 1 TSS P 1 I i I I II P E(TS) N I p 11 0 8"DW 8"DW OUT 22n � E E 0 E(TS) --b± E(TS) m J. E ENV � 1SuSD II II ® 8"SDI 5-5-1-1'NV 052 (I 8"SD,GB m (4.46TOP) 8"W I I w J� 51 N81'10'04"E I �` L=10.22' S=0.020 In IIII--u T T 8"DW --A 8"DW �N(ABAid� - 3110+95.25 421 1+16.65 22ND ST o 22ND ST 11 +00 ID STREET E E 8"SS 8'55 —F 8"ss E(TS) E(TS) E(TS) 4.381NV f11 (3.961NV N81°10'0 a c�4.4./BOT�6"SS 33 S -p p90 71 2!42TOP 8"W I �I I_III �55 2d 10 o a l I o z DN W IDW N 18'50'07"W 41 L=12.68' II ' 0 1.SSINV18LSTD E E 3.3C E(TS) E(TS) 8 Ja) SS 0 N0. I DATE I REVISION SEWER CONSTRUCTION NOTES: 21 CONSTRUCT 6" SEWER LATERAL WITH CLEANOUT WITH TRENCH BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L & 406-L 22 REMOVE & DISPOSE OF SEWER CLEANOUT RISER, 4TT BOX, WYE & LATERAL UP TO EXISTING MAIN & CAP WATER CONSTRUCTION NOTES: 31 NSTALL 2" WATER METER & SERVICE PER CITY OF NEWPORT BEACH STD. PLAN 503-L 32 REMOVE & DISPOSE OF METER AND WATER SERVICE AND ABANDON AT MAIN PER CITY OF NEWPORT BEACH REQUIREMENTS 33 CONSTRUCT INVERTED SIPHON PER CITY OF NEWPORT BEACH STD. PLAN 528-L 34 WATER POINT OF CONNECTION ® R/W. SEE PLUMBING PLAN FOR CONTINUATION. FIRE WATER CONSTRUCTION NOTES: 41 INSTALL 6" AWWA C-900, CLASS 305 WITH TRACE WIRE PER TRENCH BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L 42 HOT TAP WATER MAIN PER PER CITY OF NEWPORT BEACH STD. PLAN 507-L 43 INSTALL DOUBLE CHECK DETECTOR BACKFLOW PREVENTION ASSEMBLY PER CITY OF NEWPORT BEACH STD. PLAN 517-L 44 FIRE WATER POINT OF CONNECTION. SEE FIRE SPRINKLER PLANS FOR CONTINUATION 45 REMOVE & DISPOSE OF EXISTING FIRE METER AND BACKFLOW AND ABANDON AT MAIN PER CITY OF NEWPORT BEACH REQUIREMENTS STORM DRAIN CONSTRUCTION NOTES: 51 INSTALL 8" PVC AND REQUIRED FITTING (SDR 35) WITH TRENCH, BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L 52 INSTALL ABOVE GROUND MODULAR WETLAND SYSTEM MODEL MWS -D-3-5 (TREATMENT FLOW RATE _ 0.044 CFS) 53 CONSTRUCT JUNCTION STRUCTURE NO. 2PER CITY OF NEWPORT BEACH STD. PLAN 311-L (A=81 DEGREE, B=8", C=2', D=18", E=16", F=0.73', G=0.75') ABBREVIATIONS & LEGEND q CENTER LINE ------- EXISTING RIGHT OF WAY INV INVERT ELEVATION -- -- EXISTING RIGHT OF WAY L LENGTH - - CENTER LINE S SLOPE SD PROPOSED STORM DRAIN ss PROPOSED SEWER w PROPOSED WATER \ EXISTING STORM DRAIN ss — EXISTING SEWER w EXISTING WATER \ CAN EXISTING CABLE TV C EXISTING GAS \\ \ \ EXISTING ELECTRIC s L EXISTING EXISTING TELUIEPHONE/VERIEET LIGHT OZONCONDUIT Ss 10' 0' 5' 10' SCALE: 1" = 10' REVIEWED: UTILITY PLAN ORIANN C634 0. C63451 SL ASOR R.C.E. NCRAB COOKER r DATE OFFSITE IMPROVEMENT PLANS ° DESIGNED MI DRAWN MI CITY OF NEWPORT BEACH XXX CHECKED os DAT 5/19/2017 PUBLIC WORKS DEPARTMENT SHEET OF 4 Sg BASIS OF BEARINGS:_� APPROVAL RECOMMENDED THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 18'50'00' WEST OF THE CENTERLINE CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, F U SCO E OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. 1-800-227-2600 E R 6 I N E E R I R G BENCHMARK: M.O.D. DIRECTOR BEFORE YOU DIG BENCHMARK DESIGNATION: O.C.S. VERTICAL CONTROL POINT "J -1—R24", NAVD88/2015 16795 Von Karman, Suite 100, Irvine, California 92606 MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK tel 949.474.1960 ° fax 949.474.5315 ° w .fuscoe.com DATE DESCRIBED BY OCS 2014 — FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14" ON THE SOUTHWEST -- CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE 5/19/2017 C/L OF 19TH ST. 0 ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. I ORIANA SLASOR RCE C63451 Date N0. I DATE I REVISION SEWER CONSTRUCTION NOTES: 21 CONSTRUCT 6" SEWER LATERAL WITH CLEANOUT WITH TRENCH BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L & 406-L 22 REMOVE & DISPOSE OF SEWER CLEANOUT RISER, 4TT BOX, WYE & LATERAL UP TO EXISTING MAIN & CAP WATER CONSTRUCTION NOTES: 31 NSTALL 2" WATER METER & SERVICE PER CITY OF NEWPORT BEACH STD. PLAN 503-L 32 REMOVE & DISPOSE OF METER AND WATER SERVICE AND ABANDON AT MAIN PER CITY OF NEWPORT BEACH REQUIREMENTS 33 CONSTRUCT INVERTED SIPHON PER CITY OF NEWPORT BEACH STD. PLAN 528-L 34 WATER POINT OF CONNECTION ® R/W. SEE PLUMBING PLAN FOR CONTINUATION. FIRE WATER CONSTRUCTION NOTES: 41 INSTALL 6" AWWA C-900, CLASS 305 WITH TRACE WIRE PER TRENCH BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L 42 HOT TAP WATER MAIN PER PER CITY OF NEWPORT BEACH STD. PLAN 507-L 43 INSTALL DOUBLE CHECK DETECTOR BACKFLOW PREVENTION ASSEMBLY PER CITY OF NEWPORT BEACH STD. PLAN 517-L 44 FIRE WATER POINT OF CONNECTION. SEE FIRE SPRINKLER PLANS FOR CONTINUATION 45 REMOVE & DISPOSE OF EXISTING FIRE METER AND BACKFLOW AND ABANDON AT MAIN PER CITY OF NEWPORT BEACH REQUIREMENTS STORM DRAIN CONSTRUCTION NOTES: 51 INSTALL 8" PVC AND REQUIRED FITTING (SDR 35) WITH TRENCH, BEDDING AND BACKFILL PER CITY OF NEWPORT BEACH STD. PLAN 106-L 52 INSTALL ABOVE GROUND MODULAR WETLAND SYSTEM MODEL MWS -D-3-5 (TREATMENT FLOW RATE _ 0.044 CFS) 53 CONSTRUCT JUNCTION STRUCTURE NO. 2PER CITY OF NEWPORT BEACH STD. PLAN 311-L (A=81 DEGREE, B=8", C=2', D=18", E=16", F=0.73', G=0.75') ABBREVIATIONS & LEGEND q CENTER LINE ------- EXISTING RIGHT OF WAY INV INVERT ELEVATION -- -- EXISTING RIGHT OF WAY L LENGTH - - CENTER LINE S SLOPE SD PROPOSED STORM DRAIN ss PROPOSED SEWER w PROPOSED WATER \ EXISTING STORM DRAIN ss — EXISTING SEWER w EXISTING WATER \ CAN EXISTING CABLE TV C EXISTING GAS \\ \ \ EXISTING ELECTRIC s L EXISTING EXISTING TELUIEPHONE/VERIEET LIGHT OZONCONDUIT Ss 10' 0' 5' 10' SCALE: 1" = 10' REVIEWED: UTILITY PLAN ORIANN C634 0. C63451 SL ASOR R.C.E. NCRAB COOKER r DATE OFFSITE IMPROVEMENT PLANS ° DESIGNED MI DRAWN MI CITY OF NEWPORT BEACH XXX CHECKED os DAT 5/19/2017 PUBLIC WORKS DEPARTMENT SHEET OF 4 Sg I I 3 w 3 a o I + a 7.861 BW IIa w Dw J H z N o m1 c6 m I r I a to I I� STREET —, w R/W z a J 12o m IU LJ 01 I 12 W z w Z I� I I I I N 8" DW 8-jW 8"DW I I U 00 N � w � 2 I 1�EE o Iz I o H II u E 8"SS 8"SS 8"SS —1 ® II w I I al I II _\ A. m BSS � I I STREET R/W II N71"09'53"E 166.75') N 22ND STREET 3 E E E E E E "S5 6"SS a"SSI 8's 8"5s I I BASIS OF BEARINGS: o APPROVAL RECOMMENDED FS THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 18'50'00" WEST OF THE CENTERLINE R/W RIGHT OF WAY CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, I a. _\ A. m BSS � I I STREET R/W II N71"09'53"E 166.75') N 22ND STREET 3 E E E E E E "S5 6"SS a"SSI 8's 8"5s I I 0 55 NO. I DATE I REVISION I — CITY NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OF OFFSETS BEFORE STARTING GRADING. LEGEND BW BASIS OF BEARINGS: "11II APPROVAL RECOMMENDED FS THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING OF NORTH 18'50'00" WEST OF THE CENTERLINE R/W RIGHT OF WAY CALL TOLL FREE OF NEWPORT BOULEVARD PER TRACT NO. 16594, RECORDED IN BOOK 915, PAGES 30 THROUGH 34, FLUSH, PER TRACT NO. 16594 M.M. 915/30-34 PNP SO1. PS iORIANA OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE ORANGE COUNTY RECORDER. IIsi®, 1-800-227-2600 NO. C63451 m Exp. m E N 6 1 N E E R i N 6 ROUGH GRADING PLAN BENCHMARK: M.O.D. DIRECTOR BEFORE YOU DIG BENCHMARK DESIGNATION: O.C.S. VERTICAL CONTROL POINT IE -124-18", NAVD88/2015 ELEV=7.66 16795 Von Karman, Suite 100, Irvine, California 92606 DESIGNED DRAWN MI MI MONUMENT TYPE: ORANGE COUNTY SURVEYOR'S 4" ALUMINUM DISK tel 949.474.1960 o fax 949.474.5315° w .fuscoe.com DATE DESCRIBED BY OCS 2014 — FOUND 4" OCS ALUMINUM BENCHMARK DISC STAMPED, "1E-124-14" ON THE SOUTHWEST C(�,,,, PUBLIC WORKS DEPARTMENT CORNER OF A 4' CATCH BASIN. MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W. BALBOA BLVD., 150' EAST OF THE 0gA— 5/19/2017 SHEET 5 of 5 C/L OF 19TH ST. O ADDRESS 1823. MONUMENT IS LEVEL WITH THE SIDEWALK. ORIANA SLASOR RCE C63451 Date 0 55 NO. I DATE I REVISION I — CITY NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OF OFFSETS BEFORE STARTING GRADING. LEGEND BW BACK OF WALK FLUSH, PER TRACT NO. CENTERLINE FS FINISHED SURFACE R/W RIGHT OF WAY MONUMENT NOTES 1❑ FD. SPIKE & WASHER STAMPED L.S. 5411, FLUSH, PER TRACT NO. 16594 M.M. 915/30-34 F2 FD. SPIKE & WASHER STAMPED L.S. 5411, FLUSH, PER TRACT NO. 16594 M.M. 915/30-34 F3 FD. SPIKE & WASHER STAMPED L.S. 5133, FLUSH, PER TRACT NO. 16594 M.M. 915/30-34 EXISTING TOPOGRAPHIC SURVEY SITE—VERIFIED TOPOGRAPHY SURVEY WAS PERFORMED BY FUSCOE ENGINEERING ON 2016-09-21 v2017-05-18KURT R. TROXELL, L.S. 7854 Y 10' 0LO ' 5' 10' I SCALE: 1" = 10' c� 0 0 REVIEWED: EXISTING TOPOGRAPHIC tµOFESSIaN A SzAA< & SITE SURVEY o PNP SO1. PS iORIANA CRAB COOKER SLASOR NO. C63451 m Exp. m R.C.E. NO. C63451 ROUGH GRADING PLAN d - N �09//330/18 DATE DESIGNED DRAWN MI MI CITY OF NEWPORT BEACH XXX clvl1 �a�P F OF °A ` PUBLIC WORKS DEPARTMENT ° CHECKEDOS DAT 5/19/2017 SHEET 5 of 5 �9