HomeMy WebLinkAbout02_Golden Rabbit Restaurant Minor Use Permit_PA2021-254
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 24, 2022
Agenda Item No. 2
SUBJECT: Golden Rabbit Restaurant (PA2021-254)
▪ Minor Use Permit No. UP2021-044
SITE LOCATION: 217 Marine Avenue, Suite B
APPLICANT: Mysa Tran, Golden Rabbit Restaurant
OWNER: Far West Heritage, LLC
PLANNER: Joselyn Perez, Assistant Planner
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
• General Plan: MU-W2 (Mixed Use Water 2)
• Zoning District: MU-W2 (Mixed-Use Water)
• Coastal Land Use: MU-W (Mixed-Use Water Related)
• Coastal Zoning District: MU-W2 (Mixed-Use Water)
PROJECT SUMMARY
A request for a minor use permit to operate a new take-out service, limited eating and
drinking establishment (boba shop). The use would occupy an approximately 563-square-
foot suite within an existing commercial building. The applicant is not proposing to provide
seating, alcohol service, or late hours (after 11:00 p.m).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, 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.
UP2021-044 (Attachment No. ZA 1).
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DISCUSSION
• The proposed boba shop will be located on Balboa Island, within an existing
commercial building on Marine Avenue.
• Marine Avenue is developed with a mix of uses including residential, retail, office,
and eating and drinking establishments. The proposed boba shop, which will also
feature a limited menu of Asian fusion dishes, is intended to serve as an amenity
to both residents of the surrounding community and visitors to the City of Newport
Beach.
• The project includes improvements to the 563-square-foot suite to create a
customer ordering and point of sales area, a kitchen and prep area, and a storage
room. The project also includes accessibility upgrades to the common bathroom
in the building and accessibility upgrades to the parking stalls at the rear of the
building. No seating is provided as part of this project as food and drinks are
intended to be consumed off site.
• The proposed hours of operation are from 9 a.m. to 9 p.m., daily.
• The General Plan land use category for this site is MU-W2 (Mixed Use Water
Related). MU-W2 is intended for marine-related uses that may be intermixed with
general commercial, visitor-serving commercial, and residential dwelling units on
the upper floors. The proposed boba shop is consistent with this land use category.
• The take-out service, limited eating and drinking establishment use is allowed in
the MU-W2 Zoning District subject to the approval of a minor use permit when
located within 500 feet of a residential zoning district. The project site abuts a
residential zoning district therefore a minor use permit is required.
• Section 20.70. 020 (Definitions) of the NBMC defines a take-out service, limited
eating and drinking establishment as an establishment that sells food or beverages
and has all the following characteristics: sales are primarily for off-site
consumption, customers order and pay for food at either a counter or a service
window, incidental seating up to six seats may be provided for on-site
consumption, and alcoholic beverages are not sold. The project complies with the
aforementioned requirements as the applicant is not providing any seating, there
is no alcohol being served, and there are no late hours (after 11:00 p.m.).
Conditions of Approval numbers 4, 5, and 6 of the Draft Resolution (Attachment
No. ZA 1) ensure the business shall operate according to the definition of a take-
out service, limited eating and drinking establishment or may be required to obtain
a new use permit.
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• While the applicant is not proposing any seating as part of this project, Condition
of Approval no. 4 has been written to allow the applicant the flexibility off adding
incidental seating of up to six seats without amending this use permit, consistent
with the definition of a take-out service limited, eating and drinking establishment.
The addition of seating at a later date however shall be subject to the review of the
Building Division and the requirements of the California Building Code, including
but not limited to providing a public restroom and an accessible path.
• The subject property was developed in 1948 with a two-story building. The building
has three tenant suites that are accessed from Marine Avenue and provides three
parking spaces in the rear of the building that are accessed from the alley. A
restaurant operates in the suite adjacent to the proposed project and a dentist
office operates in the suite above. The existing uses have been in operation since
the 1970s and 1940s, respectively, and prior to current zoning code parking
requirements. The building is considered legal nonconforming for parking.
• Newport Beach Municipal Code (NBMC) Section 20.38.060 (Nonconforming
Parking) allows a change of use on sites with nonconforming parking. It specifies
that an existing use may be changed to a new use allowed in that zoning district
without providing additional parking, provided no intensification or enlargement
(e.g., increase in floor area, or lot area) occurs. The proposed boba shop is
replacing an existing retail use, which has the same parking requirement of one
space per two hundred fifty (250) square feet of gross building area. Therefore,
there is no intensification proposed and no additional parking is required.
• The accessibility upgrades to the parking stalls that are required as part of the
tenant improvement will result in the restriping of the existing parking and the loss
of one parking space. This reduction in parking is allowed per chapter 20.40.110
(Adjustments to Off-Street Parking Requirements) of the NBMC, as the Director
may administratively reduce parking requirements due to a loss of parking spaces
because of ADA requirements associated with tenant improvements.
• A trash enclosure is not currently provided on-site. Instead, all waste and recycling
are taken to the dumpster behind the building. Condition of Approval no. 21
requires the operator maintain the trash area such that odors are controlled
appropriately. Should the existing trash area be determined by the City in the future
to be inadequate, the applicant will be required to increase the frequency of
pickups.
• The applicant is required to obtain Health Department approval prior to opening
for business, and comply with the California Building Code to ensure the safety
and welfare of customers and employees within the establishment.
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• The subject property is within the coastal zone boundaries; however, a coastal
development permit is not required because the project does not result in an
increased demand for parking or an intensification of use.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
The Class 1 exemption includes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves alterations to the interior
floor plan of an existing commercial space with no expansion in floor area.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City’s website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
BMZ/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description and menu
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR
USE PERMIT NO. UP2021-044 FOR A FOR A NEW TAKE OUT-
SERVICE LIMITED RESTAURANT LOCATED AT 217 MARINE
AVENUE, UNIT B (PA2021-254)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Mysa Tran (Applicant), with respect to property located at 217
Marine Avenue, Unit B, and legally described as Lot 20, Block 12, Section 4, of the Balboa
Island Tract, requesting approval of a minor use permit.
2. The Applicant proposes to operate a new take-out service, limited eating and drinking
establishment (boba shop). The use would occupy an approximately 563-square-foot
suite within an existing commercial building. The Applicant is not proposing to provide
any seating, alcohol service, or late hours (after 11:00 p.m.).
3. The subject property is located within the Mixed-Use Water (MU-W2) Zoning District and
the General Plan Land Use Element category is Mixed-Use Water 2 (MU-W2).
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 MU-W2 (Mixed-
Use Water) Coastal Zone District. The proposed boba shop does not result in an increase
in the parking rate and therefore is not considered an intensification of use that would
require a coastal development permit.
5. A public hearing was held on March 24, 2022, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Class 1 exemption includes minor alterations to existing structures involving
negligible or no expansion of use. The proposed project involves alterations to the
interior floor plan of an existing commercial space with no expansion in floor area.
SECTION 3. REQUIRED FINDINGS.
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In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
NBMC, the following findings and facts in support of such findings are set forth:
Finding: A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding: 1. The General Plan designates the site MU-W2 (Mixed-Use Water 2). This designation applies to properties in which marine-related uses may be intermixed with general
commercial, visitor-serving commercial, and residential dwelling units on the upper
floors. The proposed establishment is a commercial use intended to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach. Therefore, it is consistent with the MU-W2 designation.
2. Small eating and drinking establishments exist in the mixed-use building and the
proposed take-out service establishment would be complementary to the surrounding commercial and residential uses. 3. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding: 1. The property is located in the Mixed-Use Water (MU-W2) Zoning District. The proposed establishment, which includes customer ordering area, a point of sales area, a kitchen
and prep area, a storage room, and no onsite seating is a permitted use subject to the
approval of a minor use permit pursuant to NBMC Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements). 2. The subject property was developed in 1948 with a two (2)-story building. The building
has three (3) tenant suites and provides three (3) parking spaces in the rear of the
building, accessed from the alley. A restaurant operates in the suite adjacent to the proposed project and a dentist office operates in the suite above. The existing uses have been in operation since the 1970s and 1940s, respectively, and prior to current zoning code parking requirements. The building is considered legal nonconforming for parking.
3. NBMC Section 20.38.060 (Nonconforming Parking) allows a change of use on sites with nonconforming parking. It specifies that an existing use may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement (e.g., increase in floor area, or lot area) occurs and the
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new use requires a parking rate of no more than one (1) space per two hundred fifty (250) square feet of gross building area.
4. The parking requirement for a take-out service limited, eating, and drinking establishment is one (1) space per 250 square feet, and no intensification or enlargement is proposed. Therefore, no additional parking is required.
5. The proposed establishment will comply with zoning code standards for eating and
drinking establishments, including those specific to the take-out service limited use classification, which includes a maximum of six (6) seats, no alcohol service, and no late hours. Conditions of Approval numbers 6, 5, and 4 ensure that the business shall operate per the aforementioned characteristics or may be required to obtain a new use
permit.
6. While the applicant is not proposing any seating as part of this project, Condition of Approval no. 4 has been written to allow the applicant the flexibility off adding up to six (6) seats without amending this use permit, consistent with the definition of a take-out
service, limited eating and drinking establishment given in NBMC section 20.70.020
(Definitions). The addition of seating at a later date however shall be subject to the review of the Building Division and the requirements of the California Building Code, including but not limited to providing a public restroom and an accessible path.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity.
Facts in Support of Finding: 1. The proposed establishment can be accessed by either motorists, pedestrians, or cyclists from Marine Avenue or through the alley in the rear.
2. Marine Avenue is developed with a mix of uses including retail, office, and eating and drinking establishments. The proposed establishment is compatible with the existing and allowed uses.
3. Condition of Approval no. 4 limits the allowed hours of operation from 9 a.m. to 9 p.m.,
daily, which will minimize the potential for disturbances to the residential uses to the rear of the property. 4. A trash enclosure is not currently provided on-site. Instead, all waste and recycling are
taken to the dumpster behind the building. Condition of Approval No. 21 requires the
operator maintain the trash area such that odors are controlled appropriately. Should the existing trash area be determined by the City in the future to be inadequate, the Applicant will be required to increase the frequency of pickups.
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Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding: 1. The project site is located on Marine Avenue which is located at the entrance of Balboa Island and has heavy vehicular traffic and pedestrian activity. The proposed boba shop
will not result in increased vehicular and pedestrian activity.
2. The Fire Department reviewed the project and site to ensure adequate public and emergency vehicle access is provided.
3. Any proposed site and tenant improvements must comply with the zoning code and all
Building, Public Works, and Fire Codes for permits to be issued. Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The proposed take-out service, limited, eating, and drinking establishment will add
additional take-out options to the neighborhood and provide an economic opportunity
for the property owner to update the tenant space and provide additional services to residents and visitors. 3. The Applicant is required to obtain Health Department approval prior to opening for
business and comply with the California Building Code to ensure the safety and welfare
of customers and employees within the establishment.
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4. The proposed use includes limited hours, no alcohol service is proposed, and there is no increased parking demand. Based upon the Zoning Code requirements, the
proposed use will not result in a detriment to the surrounding community.
SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2021-044 subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF MARCH, 2022. _____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan and floor
plans stamped and dated with the date of this approval (except as modified by applicable
conditions of approval). 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Minor Use Permit.
4. The hours of operation for the establishment shall be limited to 9 a.m. through 9 p.m.,
daily.
5. There shall be no sales and/or service of alcohol permitted unless a new use permit is approved.
6. No seating is included as part of the proposed project. Should the applicant decide to
add incidental seating at a later date, the maximum number of seats allowed shall be
six (6). The addition of any seating shall be subject to the review of the Building Division and the requirements of the California Building Code including but not limited to
providing a public restroom and accessible path.
7. No outdoor seating is permitted unless an amendment to this Minor Use Permit or a
Limited Term Permit is acquired.
8. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
9. This Minor Use Permit No. UP2021-044 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the NBMC, unless an extension is otherwise granted. 10. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance.
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11. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review by the Planning Division and an
amendment to this Minor Use Permit or the processing of a new Minor Use Permit may be required. 12. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits. 13. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated.
14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning Division. 15. 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. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
16. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent.
17. 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 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays.
18. No outside paging system shall be utilized in conjunction with this establishment.
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19. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way.
20. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises.
21. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
22. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
Director of Community Development, and may require an amendment to this Minor Use
Permit. 23. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure.
24. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
25. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
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 Golden Rabbit Restaurant including, but not limited to, Minor Use Permit No. UP2021-044 (PA2021-254). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this
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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.
Public Works 27. The Applicant is required to install a new sewer cleanout on the existing sewer lateral per City Standard STD#406
Building Division 28. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. 29. Approval from the Orange County Health Department is required prior to the issuance of a building permit.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit No. UP2021-044
(PA2021-254)
217 Marine Avenue, Suite B
Subject Property
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Attachment No. ZA 3
Applicant’s Project Description and Menu
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Business Description For Golden Rabbit Restaurant
There are so many different cuisines and food preferences built by cultural and ethnical
backgrounds. Eating habits change over time and follow climate, cultural, and sometimes may
even determine the evolution of communities.
In my vision, the Golden Rabbit takeout restaurant will serve quick but healthy Asian fusion
cuisine dishes and drinks. The customers we focus on will primarily be the residents of Balboa
Island and people visiting Balboa Island from all various states and countries. People can come
to our takeout restaurant to order delicious food and drinks and walk to the beach to enjoy it with
the beautiful view of Balboa Island. We are serving takeout only and we do not plan to serve any
type of alcohol at the Golden Rabbit takeout restaurant.
We will have 4 employees per shift in our restaurant. Our hours will be from 9 AM to 7 PM, 7
days a week.
We are also focusing on creating a healthy work place and safe environment for our employees,
our customers, as well as the community of Balboa Island. We will follow food handling safety
and provide a good and valuable service for the business association of Balboa Island.
I’m looking forward to have the permit so that I can build up Golden Rabbit restaurant on Balboa
Island soon.
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DRINKS
1. BROWN SUGAR MILK TEA
2. TARO BROWN SUGAR
3. MATCHA BROWN SUGAR
4. MATCHA TEA LATTE
5. JASMINE GREEN TEA
6. PASSION FRUIT GREEN TEA
7. LYCHEE GREEN TEA
8. STRAWBERRY GREAN TEA
9. PEACH OLONG TEA
10. COFFEE MILK TEA
11. THAI TEA
TOPPINGS
- CRYSTAL BOBA
- ALOE
- COCONUT JELLY
- BASIL SEEDS
- BROWN SUGAR BOBA
- BOBA
FOOD
1. POPCORN CHICKEN
2. HONEY BBQ WINGS
3. SWEET AND SPICY WINGS
4. SRIRACHA WINGS
5. CLASSIC TERIYAKI WINGS
7. THAI CHILI WINGS
8. ASIAN WINGS
9. SWEET POTATO FRIES
10. FRENCH FRIES
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Attachment No. ZA 4
Project Plans
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