HomeMy WebLinkAbout04_Mendocino Farms MUP_PA2023-0196CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 15, 2024
Agenda Item No. 4
SUBJECT: Mendocino Farms Alcohol Sales (PA2023-0196)
Minor Use Permit
SITE LOCATION: 849 Newport Center Drive
APPLICANT Noelia Santiago of Valerio, Inc
OWNER: The Irvine Company
PLANNER: David Blumenthal, AICP, Consultant Planner
dblumenthal@sagecrestplanning.com
LAND USE AND ZONING
General Plan: Regional Commercial (CR)
Zoning District: North Newport Center Planned Community (PC-56) Fashion Island
Sub-Area
PROJECT SUMMARY
A request for a Minor Use Permit to allow the sale and service of alcoholic beverages with
a Type 41 (On-Sale Beer and Wine – Eating Place) Alcoholic Beverage Control (ABC)
License at a proposed restaurant (Mendocino Farms). The proposed restaurant includes a
2,397-square-foot tenant space and a 286-square-foot outdoor dining area formerly
occupied by the Yard House restaurant. The restaurant would have 34 interior seats and 16
seats in the outdoor dining area. No late hours (after 11:00 p.m.), live entertainment, or
dancing are proposed.
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,
because it has no potential to have a significant effect on the environment; and
3) Adopt Zoning Administrator Resolution No. __ approving a Minor Use Permit
(Attachment No. ZA 1).
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DISCUSSION
The subject property is located within the Fashion Island Shopping Center, an
approximate 74-acre regional shopping center that is bounded by Newport Center
Drive (Figure 1, below). Fashion Island is a planned entertainment district which
contains a variety of commercial, retail, and dining establishments.
Figure 1: Oblique aerial image of site
The General Plan Land Use Designation for the property is Regional Commercial,
which is intended to provide retail, entertainment, service, and supporting uses that
serve local and regional residents. A vicinity map has been provided in Attachment
No. ZA 2.
The subject property is zoned North Newport Center Planned Community (PC-56),
which allows restaurants to operate as a permitted use within the Fashion Island Sub-
Area. However, the inclusion of alcohol sales requires the applicant to obtain a Minor
Use Permit (MUP).
The subject tenant space is comprised of a 2,397 square foot restaurant within the
existing shopping center. The tenant space was originally part of the previous 9,336-
square-foot food and beverage establishment (Yard House) that has since been
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Zoning Administrator, February 15, 2024
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subdivided into four separate leasable tenant spaces. Mendocino Farms would
occupy the corner tenant space.
On-site parking is provided through the various parking lots and parking structures
that serve Fashion Island. Pursuant to the North Newport Center PC, parking is based
on the gross square footage of the use. The proposed restaurant utilizes a portion of
a larger tenant space that was previously occupied by another restaurant. Accordingly,
the proposed Minor Use Permit does not increase in demand for parking at the site.
Fashion Island sees considerable visitor traffic by vehicle, bicycle, and on foot. The
restaurant will serve patrons already within the area and is not anticipated to generate
additional traffic or congestion.
Mendocino Farms is a restaurant that specializes in fresh sandwiches and salads with
various locations throughout Southern California and other states. The restaurant
proposes to operate under a Type 41 (On-Sale Beer and Wine – Eating Place) Alcoholic
Beverage Control (ABC) license to provide beer and wine service to their patrons. The
restaurant does not propose to sell alcohol for off-site consumption.
The proposed hours of operation for the restaurant are from 11:00 a.m. to 9:00 p.m.,
Monday through Friday; 11:00 a.m. to 7:00 p.m., Saturday; and 11:00 a.m. to 6:00 p.m.,
Sunday. Beer and wine sales would occur during all hours of operation. However,
Condition of Approval No. 3 limits the restaurant to 11:00 a.m. to 9:00 p.m., daily, for
future flexibility. Since the restaurant will not operate after 11:00 p.m., late hour operation
regulations would not apply.
There is no live entertainment, amplified music, or dancing proposed. This is reflected
in Conditions of Approval No. 33 through 35.
The Newport Beach Police Department (NBPD) reviewed the proposed application
and, while having no objections to the request, has provided appropriate conditions of
approval which have been incorporated into the draft resolution (Attachment No. ZA
1). The NBPD’s memorandum and crime and alcohol-related statistics are included in
Attachment No. ZA 4 (Police Memorandum). The crime statistic information provided
is analyzed in detail in the attached draft resolution.
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 the operation, repair, maintenance, permitting, leasing,
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Zoning Administrator, February 15, 2024
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licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use. The
subject application is a request to allow the sale and service of alcoholic beverages (beer
and wine only) at a proposed restaurant with no expansion of the existing use on the
project site.
PUBLIC NOTICE
Notice of this hearing 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 meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
____________________________
David Blumenthal, AICP
Consultant Planner
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Police Department Memorandum
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A MINOR USE PERMIT
TO ALLOW A TYPE 41 (ON-SALE BEER AND WINE – EATING
PLACE) ALCOHOL BEVERAGE CONTROL (ABC) LICENSE FOR
A FOOD SERVICE, EATING, AND DRINKING ESTABLISHMENT
LOCATED AT 849 NEWPORT CENTER DRIVE (PA2023-0196)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Noelia Santiago of Valerio, Inc., (“Applicant”), concerning
property located at 849 Newport Center Drive, and legally described as Lot 2 of Lot Line
Adjustment No. LA 2009-001 (“Property”), requesting approval of a minor use permit.
2. The Applicant has requested a minor use permit to allow the sale and service of alcoholic
beverages with a Type 41 (On-Sale Beer and Wine – Eating Place) Alcoholic Beverage
Control (ABC) License at a proposed food service, eating, and drinking establishment
(restaurant) project. The restaurant would operate within a 2,397 square foot tenant
space and adjoining 286 square foot outdoor dining area. The tenant space would have
34 interior seats and 16 seats in the outdoor dining area.
3. The Property is categorized as Regional Commercial (CR) by the General Plan Land Use
Element and is located within the Fashion Island Sub-Area of the North Newport Center
Planned Community (PC-56) Zoning District.
4. The Property is not located within the coastal zone; therefore, a coastal development
permit is not required.
5. A public hearing was held on February 15, 2024, online via Zoom. A notice of time, place
and purpose of the public hearing was given in accordance with California Government
Code Section 54950 et seq. (Ralph M. Brown Act) and Chapters 20.62 (Public Hearings)
of the Newport Beach Municipal Code. Evidence, both written and oral, was presented
to, and considered by, the Zoning Administrator at this public 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 (Existing Facilities) exemption includes the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible or no
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expansion of use. The Project is to allow the sale of alcohol in a restaurant, which is
being constructed in a portion of a tenant space that was previously occupied by a larger
restaurant with alcohol sales. Inasmuch as the new use will be a smaller version of the
previous use of the tenant space, there is no intensification in use.
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030(C)(3) (Alcohol Sales-Required Findings) of the NBMC,
the findings and facts in support of such findings are set forth as follows:
Finding:
A. The use is consistent with the purpose and intent of NBMC Section 20.48.030 (Alcohol
Sales).
Facts in Support of Finding:
In finding that the Project is consistent with Section 20.40.030 (Alcohol Sales) of the NBMC,
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.
a) The Property is in Reporting District 39 (“RD 39”). RD 39 exceeds the Citywide
average and is considered a higher crime area as compared to other reporting
districts. The Crime Count in RD 39 is 425, which is 260% over the Citywide crime
count average of 118. Since this area has 20% or greater reported crimes than the
average number of reported crimes as determined from all crime reporting districts
within the City, the area is found to have undue concentration. However, it is
important to note that RD 39 contains the Fashion Island Shopping Center, a regional
center with various retail, office, restaurant, and entertainment business. The highest
volume of crime in this area is theft while the highest volume of arrests in the area
are drug related offenses. While alcohol related crimes make up 16% of the arrests
in this reporting district, they make up a smaller percentage of overall crime than in
neighboring reporting districts. In comparison, the alcohol related arrests for the
neighboring districts are RD 43 is 18%, RD 47 is 21% and RD 38 is 40%. While the
reporting district does have a high crime rate, the majority of these crimes are theft,
which is a result and nature of the operation of a regional shopping center.
b) The Newport Beach Police Department (“NBPD”) has reviewed the proposed use.
Based on the location, operational characteristics, and closing hours, the NBPD has
no objection to the proposed Type 41 ABC License, subject to appropriate conditions
of approval, which have all been included in Exhibit “A” attached to this Resolution.
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ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district
and in adjacent reporting districts.
a) Due to the higher concentration of crimes related to the operation of a regional
shopping center, RD 39 is reported to ABC as a high crime area as compared to
other reporting districts in the City. The highest volume of crime in this area is theft
and the highest volume of arrest in the area is drug-related offenses. Driving under
the influence, public intoxication, and liquor law violations make up 16% of arrests in
this reporting district. In comparison, the alcohol related arrests for the neighboring
districts are as follows: RD 43 is 18%, RD 47 is 21% and RD 38 is 40%.
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.
a) The proposed location of the alcohol establishment is within the Fashion Island
Shopping Center, which is a regional mall. It is not within close proximity 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.
b) The nearest residential area is located approximately 1,250 feet to the southwest of
the restaurant, across San Joaquin Hills Road. The nearest religious facility is St.
Mark Presbyterian Church, which is approximately 2,700 feet to the east of the
restaurant. The nearest school is Lincoln Elementary, which is approximately 4,800
feet to the southeast of the restaurant.
c) The proposed alcohol sales are not anticipated to be detrimental to the community
because of the proximity to any sensitive land uses, especially with the allowed
operation narrowed by the Conditions of Approval.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-
site consumption.
a) The restaurant is located within a regional shopping center that also has several
other establishments active ABC Licenses, most of which are bona fide eating and
drinking establishments and are not defined as bars, lounges or nightclubs by Title
20 (Planning and Zoning) of the NBMC. In addition to the other eating
establishments, a Whole Foods grocery store is located within the shopping center,
which provides alcohol sales for off-site consumption.
b) The Project’s proximity to other establishments selling alcohol does not raise a
concern due to characteristics of the use, which primary business is the sale of food.
The proposed hours of operation are 11:00 a.m. to 9:00 p.m., Monday through Friday;
11:00 a.m. to 7:00 p.m., Saturday; and 11:00 a.m. to 6:00 p.m., Sunday. Conditions
of approval will further prevent the establishment from operating as a bar, lounge,
or nightclub.
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v. Whether or not the proposed amendment will resolve any current objectionable
conditions.
a) No objectionable conditions are presently occurring at the Property. The Property
has historically been used as a regional shopping center that is well maintained and
provides sufficient security to address issues. There is no evidence that suggests
the Project will create objectionable conditions.
b) The Project has been reviewed and conditioned to ensure that the purpose and
intent of Section 20.48.030 (Alcohol Sales) of the NBMC is maintained and that a
healthy environment for residents and businesses is preserved. The service of
alcohol is intended for the convenience of customers dining at the establishment.
Operational conditions of approval recommended relative to the sale of alcoholic
beverages will ensure compatibility with the surrounding uses and minimize any
alcohol related impacts.
c) 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.
d) The Project does not propose late hours (after 11:00 p.m.), live music, or dancing.
Condition of Approval No. 3 limits the hours of operation and Conditions of Approval
Nos. 33 and 35 prohibit live entertainment and dancing, respectively.
Minor Use Permit
In accordance with Section 20.52.020(F) (Findings and Decision) of the NBMC, 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 General Plan Land Use Designation for the property is Regional Commercial, which
is intended to provide retail, entertainment, service, and supporting uses that serve local
and regional residents. The regional shopping center provides various types of uses and
serves the local population, and invites people from throughout the region. The
proposed restaurant supports patrons who visit Fashion Island for shopping and dining.
2. The Project is consistent with the following General Plan Land Use policies, applicable
to the Project:
a. Land Use Element Policy LU 1.5 (Economic Health). Encourage a local
economy that provides adequate commercial, office, industrial, and marine-
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oriented opportunities that provide employment and revenue to support high-
quality community services.
The Project provides an additional dining option in the Fashion Island area to
those who live, work, or visit the community. The Project will also provide
employment opportunities for restaurant employees.
b. Land Use Policy LU 2.1 (Resident-Serving Land Uses). Accommodate
uses that support the needs of Newport Beach’s residents including housing,
retail, services, employment, recreation, education, culture, entertainment,
civic engagement, and social and spiritual activity that are in balance with
community natural resources and open spaces; and
The Project provides an additional dining option in Fashion Island area to
those who live, work, or visit the community.
3. The 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.
Facts in Support of Finding:
1. The Property is zoned North Newport Center (PC-56), within the Fashion Island Sub-
Area. This Sub-Area of the Planned Community allows for a variety of uses, including
restaurants, which are allowed to operate as a permitted use. However, the inclusion of
alcohol sales requires the applicant to obtain a Minor Use Permit (MUP).
2. The previous use of the tenant space was a larger restaurant. The proposed new
restaurant reduces the size of the eating establishment and would not intensify the use.
Accordingly, there would be no impact on the existing parking demand or management.
Finding:
D. 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. Commercial uses, including restaurants, are common along Fashion Island and serve
visitors and residents. Conditions of approval are included to ensure that the Project is
compatible with the land uses permitted within the surrounding neighborhood.
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2. The Project is located within an existing regional shopping center and will complement
the existing mix of retail, service, and restaurant uses in the immediate area. The tenant
space was previously a restaurant use.
3. There are no late hours of operation proposed with the Project. As conditioned, the
restaurant will operate between 11:00 a.m. to 9:00 p.m., Monday through Friday; 11:00
a.m. to 7:00 p.m., Saturday; and 11:00 a.m. to 6:00 p.m, on Sunday. The closing hours
will help ensure there is no detriment to the adjacent uses.
4. The NBPD has reviewed the Project and has no objections. The operational conditions
of approval recommended by the NBPD related to the sale of alcoholic beverages 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.
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 is located will utilize a portion of a tenant space that was previously used by
another restaurant within a regional shopping center. The use will not expand the floor
area of the building and will not increase parking demand of the shopping center.
2. The previous tenant space was divided into multiple tenant spaces, of which the
proposed restaurant will utilize one. The Applicant is required to obtain Orange County
Health Department approval prior to opening for business and comply with the Building
Code to ensure the safety and welfare of customers and employees within the .
3. Adequate public and emergency vehicle access, public services, and utilities are
provided for the Property. Any additional utilities upgrades required for the change in
occupancy will be required at plan check for the building permit.
4. Permits for the tenant improvement have been issued, which have been reviewed to
comply with all Building, Public Works, and Fire Codes. All City ordinances and all
conditions of approval will be complied with. The inspections that will be conducted as
part of the construction will verify that applicable codes are being met.
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.
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Facts in Support of Finding:
1. There are no late hours of operation proposed with the Project. As conditioned, the
Restaurant will operate between 11:00 a.m. to 9:00 p.m., Monday through Friday; 11:00
a.m. to 7:00 p.m., Saturday; and 11:00 a.m. to 6:00 p.m on Sunday. The closing hours will
help ensure there is no detriment to the adjacent uses.
2. The Type 41 (Beer and Wine) ABC License will provide dining services as a public
convenience to the surrounding businesses as well as to visitors. The service of alcohol
will complement the principal use of the facility as a restaurant and provide an economic
opportunity for the Applicant to maintain a successful business in a way that best serves
the community.
3. The restaurant is located within the interior portion of the Fashion Island shopping center
and is surrounded by other retail uses and parking structures. As a result, noise
generated by the Project would be hindered such that it would not impact surrounding
uses.
4. 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.
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 the minor use
permit (PA2023-0196), 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 NBMC.
PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY 2024.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Project Specific Conditions are Italicized.
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.Any change in operational characteristics, expansion in area, or other modification to
the approved plans, may require an amendment to this Use Permit or the processing of a
new Use Permit.
3.The hours of operation for the restaurant shall be limited to 9:00 a.m. to 11:00 p.m.,
daily.
4.The project is subject to all applicable City ordinances, policies, and standards
unless specifically waived or modified by the conditions of approval.
5.The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
6.A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits
7.This Use Permit may be modified or revoked by the Zoning Administrator should
they determine that the proposed uses or conditions under which the use is being
operated or maintained are 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.
8.Before 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.
9.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 periods unless the ambient noise level is higher:
Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
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
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Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
10. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the current
business owner, property owner, or the leasing agent.
11. No outside paging system shall be utilized in conjunction with this establishment.
12. Trash receptacles for patrons shall be conveniently located both inside and within the
outdoor patio.
13. Storage outside of the building shall be prohibited, with the exception of the required trash
containers.
14. A Special Events Permit is required for any event or promotional activity outside the
normal.
15. 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,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not
allowed on Saturdays, Sundays, or Holidays.
16. Operating 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.
17. 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.
18. 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 Mendocino Farms including, but not limited to, the Minor Use Permit filed
under PA2023-0196. This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorney’s 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, attorney’s fees, and damages which City
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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.
Building Division
19. Prior to the commencement of any construction, the Applicant shall obtain the required
permits.
20. At least 5% of the seating spaces and standing spaces at the dining surfaces shall comply
with Section 11B-902 of the 2022 California Building Code.
21. The occupant load for the patio shall not exceed 49 persons unless additional exiting is
provided per the 2022 California Building Code.
22. Provide clear space of 12” past strike edge of the door on the opposite side to which the
door swings if the door is equipped with both a latch and a closer. (Figure 11B-404.2.4.1(c))
23. Where provided, at least one of each type of sales counter and service counter shall
comply with Section 11B-904.4.
Fire Department
24. Any modifications of the structure that affect the design of the fire sprinkler system shall
require a fire sprinkler permit from NBFD.
Police Department
25. The Alcoholic Beverage Control License shall be limited to a Type 41 (On-Sale Beer and
Wine). Any substantial change in the ABC license type shall require subsequent review
and potential amendment of the Use Permit.
26. The Applicant shall comply with all federal, state, and local laws, and all conditions of the
Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
27. 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 within 60 days of hire. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of approval.
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.
28. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or
nightclub as defined by the Newport Beach Municipal Code.
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29.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.
30.No alcoholic beverages shall be consumed on any property adjacent to the
licensed premises under the control of the licensee.
31.Alcohol service and alcohol consumption must occur in the ABC licensed areas only.
32.Food service shall be made available to patrons during alcohol service.
33.There shall be no live entertainment allowed on the premises.
34.There shall be no amplification of live music (d.j., band, soloist, etc.) allowed on the
premises. This condition of approval shall not be interpreted to prohibit the playing of
prerecorded background music.
35.There shall be no dancing allowed on the premises.
36.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.
37.Any event or activity staged by an outside promoter or entity, where the applicant,
operator, owner or his employees or representatives share in any profits, or pay any
percentage or commission to a promoter or any other person based upon money
collected as a door charge, cover charge or any other form of admission charge is
prohibited.
38."VIP" passes or other passes to enter the establishment, as well as door charges,
cover charges, or any other form of admission charge, including minimum drink order of
the sale of drinks is prohibited (excluding charges for prix fixe meals).
39.Strict adherence to maximum occupancy limits shall be required.
40.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.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Minor Use Permit (PA2023-0196)
849 Newport Center Drive
18
Attachment No. ZA 3
Applicant Project Description
19
Letter
MUP Application to allow Alcohol Sales
Planning Department
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92658
Subject:
October 2, 2023
Project Description and Justification
Mendocino Farms restaurant is going into an existing space located at 849 Newport
Center Drive at the Fashion Island Shopping Center, which is an open air center. The
previous tenant was the Yard House. The property owner is currently in construction
to demise the existing 9,336 SF space into four (4) separate leasable tenant spaces.
Mendocino Farms will be going into the corner space, which is 2,403 SF. The tenant
space will include 32 indoor seats and 16 exterior seats that are to be located in an
adjoining existing patio area. The location is inside the shopping center and is not
fronting any streets or parking lots.
Mendocino Farms is a restaurant that prides themselves on offering fresh, quality
ingredients and unexpected flavors and hospitality. Their menu includes beer and
wine, we are submitting a Minor Use Permit application to the City of Newport
Beach Planning Department to allow for these alcohol beverages. The tenant plans
on operating Monday to Friday between the hours of 11am-9pm and Saturday from
11am-7pm, Sunday 11am-6pm, which are all within allowed hours of the shopping
center. They will adhere to the Cities and the shopping centers noise ordinance and
guidelines. Mendocino Farms is a reputable establishment and they have been
serving many communities since 2005 and will continue that tradition in the City of
Newport Beach.
Sincerely,
Noelia Santiago
Senior Planner
Letter
• P18412 • Pg 1 of 1
5858 Wishire Blvd.
381 Park Ave South
#200
#919
Los Angeles, CA 90036
New York, NY 10016
323.954.8996
212.252.8996
www.valerioinc.com
info@valerioinc.com
20
Attachment No. ZA 4
Police Department Memorandum
21
22
23
24
25
26
Attachment No. ZA 5
Project Plans
27
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
N.T.S.
Cover Sheet
XX
A0.1
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
& And@ At
A/C Air ConditioningAbv AboveAcous Acoustic (Al)A.D. AdjustableAdj. AdjacentA.F.F. Above Finish FloorAlum. AluminumAlt AlternateAP Access PanelApprox. ApproximateArch Architectural
Bd. BoardBot BottomB.O. Bottom OfBldg. BuildingBlk. BlockBlkg. Blocking
C.B. Catch BasinCab. CabinetCem. CementCG Corner GuardCir CircleC.J. Ceiling Joist/ Control JointCl ClosetClg. CeilingClkg. CaulkingClr ClearC.M.U. Concrete Masonry UnitCntr CounterCol ColumnConc. ConcreteConn. ConnectionConstr ConstructionCont. ContinuousContr. ContractorCorr. CorridorC.T. Ceramic TileCtr Center
Dbl. DoubleDet. DetailDept. DepartmentD.F. Douglas FirDF Drinking FountainDia. DiameterDiag. DiagonalDim. DimensionDisp. DispenserDn. Down
E East(E) ExistingEa. EachEx ExitEl. ElevatorElec. Electric (Al)Elev. ElevationEncl. EnclosureEp Electrical PanelboardEq. EqualEquip. EquipmentE.W. Each WayEWC Electric WatercoolerExist. ExistingExp. ExpansionExt. Exterior
F.A. Fire AlarmF.D. Fire Damper / Floor DrainFdn. FoundationF.E. Fire ExtinguisherF.F. Finish Face / Finish FloorF/G Fixed GlassFin. FinishFixt. FixtureFlr. FloorFluor. FluorescentF.O. Face OfF.O.S. Face Of StudsFprf. Fire ProofF.R.P. Fiber Reinforced PanelF.S. Finish SurfaceF.T. Fire TreatedFt FeetFtg. FootingFurr. Furred (Ing)
Ga. GaugeGalv. GalvinizedG.B. Grab BarG.C. General ContractorG.I. Galvinized Iron/SteelGl. Glass/GlazingGrnd. GroundGyp. Gypsum
Hc. HandicapHdwr. HardwareHdwd. HardwoodHgt. HeightHoriz. HorizontalHr. Hour
I.D. Inside DiameterInsul. InsulateInt. Interior
Kit. Kitchen
Lam. LaminateLav. LavatoryLt. LightLum. Luminous
Mat. MaterialMax MaximumMech. MechanicalMemb. MembraneMet. MetalMfr. ManufacturerMgr. ManagerMin. MinimumMisc. MiscellaneousMull. Mullion
N North(N) NewN.I.C. Not In ContractN.T.S. Not To Scale
O/ OverO.C. On CenterOff. OfficeOpp. OppositeOvhd. Overhead
PBO Provided By OwnerPl. PlateP/L Property LineP. Lam Plastic LaminatePlas. Plaster/ StuccoPlast. PlasticPlywd. PlywoodP.O.S. Point Of SalePr PairPrefab. PrefabricatedPSI Pounds Per Square InchPt. PointP.T.D./R P.T.D. And ReceptaclePtn. Partition
Qry. QuarryQty. Quantity
Rad. Radius/RiserR.D. Roof DrainReq. RequireRev. Revised/ ReverseRm. RoomR.O. Rough OpeningRwd. Redwood
S SouthS.C. Solid CoreS.C.D. Seat Cover DispenserSched. ScheduleS.D. Smoke DetectorSeal. SealantSect. SectionSht. SheetSl. SlidingSpec. (S) Specification(S)Sq. SquareS.S. Stainless SteelStd. StandardStl. SteelStor. StorageStruct. StructuralSusp. SuspendedSym. Symmetrical
T. TreadT.B. Towel BarTel. Tempered GlassT.D. Top Of DrainT.O. Top OfT.O.B. Top Of BeamT.P.H. Toilet Paper HolderT.V. TelevisionTyp. Typical
U.N.O. Unless Noted Otherwise
Vent. Ventilate/ VentilationVert. VerticalVest. VestibuleV.I.F. Verify In FieldV.T. Vinyl Tile
W WestW/ WithW.C. Water ClosetWd. WoodWh Water HeaterW.I. Wrought IronW/O WithoutWp. Water- Proof(Ing)W.R. Water ResistantWsct. WainscotWt. Weight
REVISION REFERENCE
SECTION REFERENCE
ELEVATION REFERENCE
WALL TYPE CALL OUT
REPETITIVE DIMENSION
CENTER LINE
ALIGN FINISH SURFACE
ELEVATION REFERENCE
ENLARGED CALLOUT
DETAIL REFERENCE
KEY NOTE SYMBOL
WINDOW SYMBOL
DOOR SYMBOL
Sheet Number
Detail Number
00A0.0
Section Number
Sheet Number
00A0.0
Detail Number
Sheet Number
00A0.0
ElevationNumbers
ElevationReference
Sheet Number00A0.0
A
C
B
PROJECT DATAGRAPHIC SYMBOLSABBREVIATIONS
CL
X
C
C
ALIGN
0.00
00A0.0
Sheet Number
Detail Number
PROJECT CONTACTS
△△△△△△
APPLICABLE CODES
INDEX
MENDOCINO FARMS401 Newport Center Dr, Newport Beach, CA 92660
VICINITY MAP
E
FE
4'-0 1/4"
Building:
Electrical:
Plumbing:
Mechanical:
Energy:
Fire:
Green Building:
S
SP
S
S
246
0
CLEAN
2472
2448 24602460
2472
246
0
S
2160 LINEN
1836
2160
1'-6"
1'-0"
1'-0"
1'-0
"
1'-0
"
ASSEMBLY
LEGEND
QUEUEING AREA
KITCHEN
EXIT
PATIO SEATING
PA
T
H
O
F
TR
A
V
E
L
:
3
6
'
RESTROOMS / HALL WAY / BEVE. STATION / CIRCULTION
E
PATH OF TRAVEL: 42'
E
E
E
66'-10
"
1/3 O
F
D
I
A
G
O
N
A
L
=
2
2
'
4
"
51'-8"
PATH OF TRAVEL: 42'
7"
25'-8"65'-6"1/3 OF D
I
A
G
O
N
A
L
=
2
2
'
EGRESS PAHT OF TRAVELFIRE EXTINGUISHEREMERGENCY LTS, SEE MEP
26'-3" (315")
BANQUETTE SEATING
14'-11" (179")
BANQUETTE SEATING
11'
-
7
"
(1
3
9
"
)
BAN
Q
U
E
T
T
E
S
E
A
T
I
N
G
DEFERRED SUBMITTAL
SIGNAGE:
KITCHEN FIRE SUPPRESSION SYSTEM:
SPRINKLERS/ FIRE LIFE SAFETY
FIRE ALARM
Sign Vendor shall be responsible for preparing drawings and obtaining separate signage permits as required by local jurisdiction.
Design./ Built. GC shall be responsible for preparing drawings and obtaining all building permits as req'd by local jurisdiction.
Design./ Built. GC shall be responsible for preparing drawings and obtaining all building permits as req'd by local jurisdiction.
Design./ Built. GC shall be responsible for preparing drawings and obtaining all building permits as req'd by local jurisdiction.
2022 California Building Code Amended
2022 California Electrical Code Amended
2022 California Plumbing Code Amended
2022 California Mechanical Code Amended
2022 California Energy Code Amended
2022 California Fire Code Amended
2022 California Green Building Standards Code Amended
City of Newport Beach Municipal Code
LANDLORD:
TENANT:
ARCHITECT:
MEP ENGINEER:
FIRE SPRINKLER SYSTEMS(BID ALL / CHOOSE ONE):
PAVING VENDORS (BID ALL / CHOOSE ONE):
FIRE , LIFE & SAFETY SYSTEMS:
ROOFING (BID ALL / CHOOSE ONE):
HVAC / VAV SYSTEM MODIFICATIONS AT SHELL BUILDING
STUCCO / PLASTER (BID BOTH / CHOOSE ONE):
PRECAST GFRC BASE, TRIM, COLUMNS (BID BOTH / CHOOSE ONE):
PAINTING AT EXTERIOR (BID BOTH / CHOOSE ONE):
LANDLORD'S CONSTRUCTION SERVICE
LANDLORD SONSULTANT FOR STRUCTURAL PEER REVIEW
Avalon Bay Communities, Inc.James Keefe-Director, Retail Leasing2050 Main Street, Suite 1200Irvine, CA 92614T:(949) 955-6222C: (949) 310-5511E: James_Keefe@AvalonBay.com
Contact: Gideon SorkkinPE-Director, owner' srepresentation and tenant servicesTel: (703) 317-4675E: gideon_sorkin@avalonbay.com
Mendocino FarmsContact: Reid TussingTel: (310) 849-7330reid@mendocinofarms.com
Valerio Architects, Inc.5858 Wilshire Blvd. Suite 200Los Angeles, CA 90036Contact: Melissa VelardeTel: (323) 954-8996 x 110mvelarde@valerioinc.com
ACIES400 N. McCarthy Blvd., Suite 250Milpitas, CA 95035Contact: Christian DalimartaTel: (408) 522-5255 x 121F: (408) 522-5260 christian@acies.net
Pacific Fire Suppression; Colin Jones, Phone (714) 502-0211D.C. Fire Protection; Daniel Corpuz, Phone (714) 309-0144
Steven Hynes & Associates; Steve Hynes, Phone (714) 373-5544
Thornton Tile; Chris Thornton, Phone (714) 835-5560Marx Brothers; Phone: (818) 736-9111
Interface SystemsSales & Tenant Plan Development / Emma Do, Phone: (562) 353-4440 or (949) 279-2084
San Marino Roofing; Martha Richter, Phone (714) 974-3070Stout Roof Company; Greg Caringella, Phone (562) 923-6775TSP Roof Systems; Phone (949) 379-3221
Consolidated Air Systems; Jim Cimabue, Phone: (714) 843-5650Integrated Mechanical Systems; John Lynch, Phone: (626) 446-1854, ext 214
DCS Plastering: Phone (714) 632-7004 XL Plastering; Phone (858) 357-9400
DMI; Phone (760) 530-9100Formatech; Phone (818) 504-9111
Troy's Painting; Troy Browning, Phone (949) 830-7773Bruin Painting; Bob Ford, Phone (951) 677-2235
Contact:Kristi Craft Rowley | 949-720-3161kcrowley@irvinecompany.com
BRANDOW JOHNSONRyan Bishoff | 949-862-8510 | rbishoff@bjsce.com or FICCADENTI WAGGONER AND CASTLE949 474 0502 | irvine@fwcse.com
OCC LOAD DIAGRAM / FIRE EXITS ANALYSIS
Tenant improvement project of an existing space consisting of cafe, kitchen and BOH remodel. Hours of alcohol service: 11 am -9 pm. Alcohol sales will be limited to on-site consumption.
Interior: New Kitchen, New partition walls, Electrical, Mechanical and Plumbing distribution modification.
Exterior: New Signage Under Separate Permit
442 021 45
PC-56
V-B
YES
1
A2- RESTAURANT
A2- RESTAURANT
Net: ± 2,286 sq. ft.Gross: ± 2,397sq. ft.Patio: 286 sq. ft.
34 Indoor Seats x 5% = 2 Accessible Seats Required= 2 Accessibe Seats Provided16 Outdoor Seats x 5% = 1 Accessible Seats Required= 1 Accessibe Seats Provided
Monday - Friday 11am - 9 pmSaturday - 11:00 am - 7pmSunday - 11am - 6pmDESCRIPTION SQFT RATIO OCC. LOAD
ASSEMBLY: 166 1/15 12 QUEUEING: 75 1/5 15
BOH/ KITCHEN AREA: 1,149 1/200 6
RR / VEST. / BEVE. /CIR 896 1/0 0
BANQUTTE(179"+139"+7"+315")= 641" 1/18" 36
PATIO: 93 1/15. 7
TOTAL : 76
ASSEMBLY: 259 /15 = 18BANQUETTE: 642"/18". =18KITCHEN: 1,149/200 = 6 TOTAL: 42 (21 MEN, 21 WOMEN)
FIXTURES: W/C URINAL LAVATORY WATER FOUNTAIN
REQUIRED 1 M 1 F 0M**** 1 M 1 F 0
PROVIDED 1 M 1 F 0M 1 M 1 F 0
* WATER FOUNTAIN NOT REQUIRED FOR RESTAURANT PER 2019- CPC 415.2
** BUILDING AND SITE ARE WITHIN FULL COMPLIANCE OF CBC 11-B.*** See CBC 1004.6 Use 50% of the fixed seating value**** The total number of required water closets for females shall be not less than the total number of required water closets and urinals for males. [BSC] This requirement shall not apply when single occupancy toilet facilities are provided for each sex in an A or E occupancy with an occupant load of less than 50. Either The required urinal shall be permitted to be omitted
PROJECT DESCRIPTION:
SCOPE OF WORK:
APN:
ZONING:
BUILDING TYPE:
SPRINKLERED:
NUMBER OF STORIES:
EXISTING USE:
PROPOSED USE:
SQUARE FOOTAGE:
ACCESSIBLE SEATS:
HOURS OF OPERATION:
OCCUPANCY LOADS:
PLUMBING OCC.
1
1
1
1
1
2
2
2
2
6 5 4 3 2 1 ARCHITECTURAL
**A0.1 COVER SHEET*A0.26 LANDLORD NOTES
**A1.0 SITE PLAN
**A1.1 SITE PLAN*A2.1 FLOOR / PARTITION PLAN FURN / EQUIP PLAN**A4.1 FURNITURE PLAN / EQUIPMENT PLAN**A5.5 INTERIOR ELEVATIONSA6.1 EXTERIOR ELEVATIONS
28
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
N.T.S.
fashion island map
XX
A0.26
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
1
29
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
1/4" = 1'-0"
Site Plan
(For Reference only)
XX
A1.0
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
REFER TO KEY NOTES
LEGENDKEYNOTESSITE PLAN
1
PROPERTY LINE
ELECTRICAL METER
GAS METER
WATER METER
TRASH ENCLOSURE W/ 8" CMU WALL ENCLOSUREAND RECYCLING AREA
ACCESSIBLE PARKING SPACEPER CBC IIB-208 & IIB-502 REFER TO SHEET A0.7FOR ADDITIONAL INFORMATION
ACCESISBLE PATH OF TRAVEL
E EXIT DOOR. MIN. 32" CLR. PER CBC IIB-404.2
PATH TO THE TRASH AREA
E
G
W
T
S
P
SPP
P
S
S
2460
CLEAN
2472
2448 246
0
246
0
2472
246
0
S
2160 LINEN
1836
216
0
1'-6"
1'-0"
1'-0"
1'-0"1'-0"
44"
MIN.
44"
MIN
.
44"
MIN.
44"
MIN
.
44"
MIN.
3'-9"
3'-5
"
3'-1"
3'-
0
"
4'-1
"
4'-5
"
4'-2"
4'-7
"
3'-8"
3'-0
"
4'-11"
1
2
72
"
CLR
.
72"
CLR.
(E) EXIT WIDTH REQUIRED 920 OCC X .2 = 184"/3EXITS = 61.3"(E) EXIT PROVIDED = 72"
(E) EXIT WIDTH REQUIRED 920 OCC X .2 = 184"/3EXITS = 61.3"(E) EXIT PROVIDED = 72"
EXISTING SERVICE CORRIDOR1 HR RATED EXIT PASSAGEWAY
EX
I
S
T
I
N
G
S
E
R
V
I
C
E
C
O
R
R
I
D
O
R
1
H
R
R
A
T
E
D
E
X
I
T
P
A
S
S
A
G
E
W
A
Y
SP
SPPP
SS
2460
CLEAN
2472
2448 24602460
2472
2460
S
2160LINEN
1836
2160
1'-6"1'-0"
1'-0"
1'-0"1'-0"
FAMILYROOM
TRASH
MEN'S RESTROOMWOMEN'S RESTROOM
JAN. ROOM
ADJACENTTENANT(1) STORYBUILDING(E) RESTAURANTNEW TENANTNIC
ADJACENT TENANT(1) STORY BUILDING(E) RESTAURANT NEW TENANT NIC
LENSCRAFTERS(1) STORY BUILDING(E) RETAILNEW TENANT NIC
URBAN OUTFITTERS(1) STORY BUILDING(E) RETAIL NIC
ANTHROPOLOGIE(1) STORY BUILDING(E) RETAIL NIC
FORWARD(1) STORY BUILDING(E) RETAIL NIC
FIRECACHE
SANTA BARBARA DRIVE
MENDOCINO FARMS
AX.X0
(E) RESTAURANT(YARD HOUSE)1 STORY BUILDING GROSS AREA: 2,397 SQFT.PATIO: 286 SQFT
1.
2.
NEW SURFACE MOUNTED TYPE K FIRE EXTINGUISHER.
NEW SURFACE MOUNTED TYPE ABC FIRE EXTINGUISHER.
30
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
1/4" = 1'-0"
Architectural
Site Plan
XX
A1.1
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
REFER TO KEY NOTES
LEGENDKEYNOTESSHEET NOTES
1.
2.
3.
4.
5.
6.
PROPOERTY LINE
ADA PARKING
DASHED LINE OF PATH OF TRAVEL
TRASH ENCLOSURE
(E) LANDSCAPING
(E) MONUMENT SIGN
1
PROPERTY LINE
ELECTRICAL METER
GAS METER
WATER METER
TRASH ENCLOSURE W/ 8" CMU WALL ENCLOSUREAND RECYCLING AREA
ACCESSIBLE PARKING SPACEPER CBC IIB-208 & IIB-502 REFER TO SHEET A0.7FOR ADDITIONAL INFORMATION
ACCESISBLE PATH OF TRAVEL
E EXIT DOOR. MIN. 32" CLR. PER CBC IIB-404.2
A.
B.
C.
D.
REFER TO SHEET A4.1 FOR EXTERIOR FURNITURE INFORMATION
REFER TO SHEET A3.3 FOR EXTERIOR LIGHTING INFORMATION
ALL (E) SITE ELEMENTS TO REMAIN ARE TO BE V.I.F.
MAX. SLOPE OF ADA RAMPS TO BE 1:12 PER CBC
PATH TO THE TRASH AREA
E
G
W
T
64'-3"
SP
SPPP
S
S
2460
CLEAN
2472
2448 24602460
2472
2460
S
2160 LINEN
1836
2160
1'-6"
1'-0"
1'-0"
1'-0"1'-0"
FAMILYROOM
TRASH
MEN'S RESTROOMWOMEN'S RESTROOM
JAN. ROOM
MENDOCINO FARMS(E) RESTAURANT(YARD HOUSE)1 STORY BUILDING GROSS AREA: 2,397 SQFT.PATIO: 286 SQFT
ADJACENTTENANT(1) STORYBUILDING(E) RESTAURANTNEW TENANTNIC
ADJACENT TENANT(1) STORY BUILDING(E) RESTAURANT NEW TENANT NIC
LENSCRAFTERS(1) STORY BUILDING(E) RETAILNEW TENANT NIC
URBAN OUTFITTERS(1) STORY BUILDING(E) RETAIL NIC
ANTHROPOLOGIE(1) STORY BUILDING(E) RETAIL NIC
FORWARD(1) STORY BUILDING(E) RETAIL NIC
AC
C
E
S
S
I
B
L
E
P
A
T
H
O
F
T
R
A
V
E
L
T
O
A
D
A
P
A
R
K
I
N
G
PA
T
H
O
F
T
R
A
V
E
L
T
O
M
A
L
L
R
E
S
T
R
O
O
M
S
:
4
6
7
'
PATH OF TRAVEL TO TRASH ENCLOSURE
1
2
3
4
A1.201 A1.202
12'-6"
5'-9"
A1.204
6
5
SANTA BARBARA DR.
SA
N
T
A
B
A
R
B
A
R
A
D
R
.
A1.205
1
1
31
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
1/4" = 1'-0"
Floor Plan/
Partition Plan
XX
A2.1
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
2'-2"
ADJACENT TENANT
AD
J
A
C
E
N
T
T
E
N
A
N
T
A
7
6.3
BC
DINING AREA06
FOH02BOH03
ENTRANCE01
PATIO AREA07
RESTROOM05
SCULLERY04
BOH03
RESTROOM05
A5.
1
01
A5.
1
01
A6.102
A6.101A5.201
A5.201
2 2
3
3
5
5
5
4
4
4
4
6
7 8
10
D
A5.601E
6'-6"8'-7"10'-2"
26'-1"
11'-
1
1
"
TO
H
O
L
D
,
W
.
I
.
C
.
7'-1
"
13'
-
3
"
7'-10"
HOLD
14'-11"5'-0"
3'-1
"
33'-8"
6'-8"
HOLD
23'
-
8
"
18
'
-
0
"
2'-6"
3'-0
"
25
'
-
1
1
"
7'-2
"
ALIGN ALIGN
48'
-
7
"
DIM
A
4'-
1
1
"
2'-1
1
"
A7.101
9'-3"32'-6"
41'-9"
DIM B
24'-6"
33'-
9
"
DI
M
D
36'-8"
DIM E
C
A
DA5.901B
B
AA5.801C
C
A5.802B
F
A5.802E
A
A5.802
AA5.701B
CN-2
FTL-2A
BTL-1
BTL-2
FTL-1
CN-2
BEVERAGESTATION
WTL-6
BTL-1
P-5
FRP-1WTL-12
WTL-5
WD-8PVC-1P-7P-8
P-1
P-4
WTL-3FRP-1S.S.CL-1
MT-1
FTL-2ABTL-2WTL-3
FTL-1
WTL-6
BTL-1
P-5
WTL-5
P-4
A
A5.301
B
A5.301
A
A5.401
A5.501B
E
A5.501
A5.501D
A5.501
C
A5.501
A
B
AA5.601C
A5.802D
B
AA5.902
A5.902D
C
A
BA7.102D
B
D
AA7.103C
11
11
08A8
.
3
02A8.
3
1
2
27'-7
"
DIM
C
3'-4"
4"
11"
6'-0
"
3
2'-8"
3
4 5
6
01A8.3
01A8.3
01A8.3
B-3 BASE
FLOOR
WALLWALL
CEILING
12
P-4CEILING
P-4
5'-0"
HOLD
ALIGN
3'-7"
HOLD
7'-1
1
"
HO
L
D
4'-8
"
1'-3"
ALIGN
ALIGN
B
A5.402
A
01,0
3
A8.4
A8.108
A8.101
1
05A8.3EA5.902C
W.I.C.
8
A8.108
13
14
A8.107,10
9
9
15
15
16
17
17
6'-2"
4'-
3
"
3'-0
"
HO
L
D
7'-1
0
"
4'-7"
A8.111
A8.107
A8.112
09
A8.4
08A8.3
08A8.308A8.3
1'-2"
2'-5
"
6'-0"
FIELD
D
I
M
4'-1
1
"FIEL
D
D
I
M
2'-0
3
/
4
"
1'-
1
1
"
VIF
4'-0
"
VIF
6'-9"
9"
SHEET NOTES
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
SEE SHEETS A0.2 & A0.3 FOR GENERAL NOTES.
DO NOT SCALE THE DRAWINGS.
GC TO PATCH, FIRE CAULK, AND MAINTAIN FIRE RATING FOR DEMISING WALLS.ALL OWNER SUPPLIED ITEMS ARE TO BE INSTALLED BY GC, U.O.N.
REFER TO SHEET A4.1 FOR FURNITURE/ EQUIPMENT CALL-OUTS AND ALL ADA CLEARANCES. PROVIDE MINIMUM CLEARANCES AS REQUIRED.
GC TO PROVIDE PROPER PROTECTION OF ALL EXISTING TO REMAIN ITEMS DURING ALL PHASES OF CONSTRUCTION.
GC TO REPAIR ALL DAMAGED EXISTING TO REMAIN ITEMS AS REQUIRED TO MATCH EXISTING.
GC TO FLASH PATCH, REPAIR AND LEVEL THE EXISTING CONCRETE SLAB AS REQUIRED TO RECEIVE THE SCHEDULED FINISH AND MAINTAIN A LEVEL DATUM LINE.
VERIFY IN FIELD DIMS AND ALL (E) CONDITIONS PRIOR TO START CONSTRUCTION.
GC TO PROVIDE THE FOLLOWING DIMENSIONS BEFORE CONSTRUCTION. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES:
DIM A:DIM C:DIM B:DIM D:
KEYNOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
GC SHALL VERIFY (E) DEMISING WALLS TERMINATE AT THE UNDERSIDE OF STRUCTURE ABOVE. WHERE NOT EXISTING, INSTALL GYP. BD. PATCH AND FIRESTOP ALL EXISTING & NEW PENETRATIONS, MAINTAINING FIRE RATING AS REQUIRED BY CODE.
(E) STRUCTURAL COLUMN TO REMAIN.
(N) ELECTRICAL PANELS
FLOOR SINK, TYP.
FLOOR DRAIN, TYP.
FLOOR TROUGH
MOP SINK
FURROUT WALL
DASHED LINE OF MWK, REFER TO A8.5
DASHED LINE OF HOOD ABOVE
CONCRETE CURB AT DRINK STATION AND TO-GO SHELVES
DASHED LINE OF 3'x3'x6' WASHOUT AREA FOR FLOOR MATS AND TRASH CONTAINERS
(E) STOREFRONT TO REMAIN BY L.L.
(E) PATIO AREA TO REMAIN BY L.L.
HATCH OF STENCIL PATTERN ON (E) CONCRETE FLOOR. GC TO PAINT STENCIL PATTERN ON CONCRETE FLOOR.
DASHED LINE FOR COUNTER NEAR WINDOW. REFER TO A4.1
HATCH FOR 6" METAL STUD, GYP. BD. ON BOTH SIDES
REFER TO SHEET A0.4 DOOR SCHEDULE
REFER TO KEY NOTES
CENTER LINECL
(E) CONSTRUCTION TO REMAIN
FULL HEIGHT NON-RATED FURR-OUT WALL(6" MTL. STUD W/ 5/8" TYPE 'X' GYP. BD. ONE SIDE ONLY, SEE DETAIL 11/A8.1)
(E) 1-HR RATED WALL(6" MTL. STUD W/ 5/8" TYPE 'X' GYP. BD. TWO SIDES,SEE DETAIL 01/A8.1)
LEGEND
1
1
LEASE LINE
CHANGE IN FLOORING MATERIAL
1
1
1
1
1
1
1
1
2 2
2
2
(N) PONY WALL(3 5/8" MTL. STUD W/ 5/8" TYPE 'X' GYP. BD. ONE SIDE ONLY, SEE DETAILS ON A8.5)
2
FULL HEIGHT NON-RATED WALL(3 5/8" W/ 5/8" TYPE 'X' GYP. BD. BOTH SIDES, SEE DETAIL 07/A8.1)
32
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
1/4" = 1'-0"
Furniture Plan/
Equipment Plan
XX
A4.1
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
OKT20
FIRE
S
SP
S
S
246
0
CLEAN
24
7
2
2448 24
6
0
24
6
0
24
7
2
246
0
S
2160 LINEN
1836
21
6
0
1'-6"
1'-0"
1'-0"
1'-0
"
1'-0
"
A
7
6.3
BC
DINING AREA06
FOH02
BOH03
QUEUE01
PATIO AREA07
RESTROOM05
SCULLERY04
BOH03
RESTROOM05
F8
OKT9KEC16
KEC91
SS26
SS26
KEC32.2
SS105
KEC92
M1
SS12AM3
M5
KEC27
SS12B
OKT9KEC16
OKT9KEC16
KEC36
KEC31.1
KEC30.1
SS305
IT KT
KEC47KEC52
SS02
KEC36
KEC21.1
KEC21.2
KEC23
KEC23
KEC91
KEC36SS02
SS305
SS305
SS305
SS106
KEC33
OKT20
SS04
SS10KEC30
KEC21
GKT1
OKT9KEC16
KEC25KEC29
KEC35KEC36.1OKT13
KEC6
KEC6
KEC6OKT19
KEC6
OKT18
KEC25SS01
KEC8
OKT5
SS03KEC18
KEC18
OKT6
SS03
SS02
KEC8
OKT10
KEC55
GKT4
GKT3OKT11OKT12
KEC02KEC04
KEC04
KEC04
KEC04
KEC01
KEC51
OKT21 SS21
KEC100KEC101
KEC102
SS304
KEC103SS20
RR3RR11
RR4
RR6
RR7RR8RR9RR15
RR16
RR10
RR3RR11
RR4
RR6
RR7RR8RR9RR15
RR16
RR10
KEC32.2
KEC31
SS07
SS10
KEC90SS02
SS305
SS08
1
1
1
A7.103
2
OKT9KEC16
F2
F13
M6
M6F14
F2
F2 F13 M6
F15
3'-0
"
MI
N
.
3
SS5
SS1004
KEC32.1
KEC7
KEC7
KEC7
KEC7
KEC50
F2 F13 F2 F13 F2 F13 F2 F13
KEC7
NOT TO EXCEED34" HIGH A.F.F.
NOT TO EXCEED34" HIGH A.F.F.
NOT TO EXCEED34" HIGH A.F.F.
GKT1GKT2
KEC32.2
KEC32
03A8.5 06
A8.5
09
A8.5
06A8.5
03
A8.5
12A8.5
5
5
OKT7OKT8
6
SHEET NOTES
A.
B.
GC TO SUBMIT SHOP DRAWING OF BACK-OF-HOUSE MILLWORK FOR REVIEW.VENDOR TO SUBMIT MOBILE/ FIXED STORAGE UNITS SHOP DRAWINGS FOR REVIEW. GC TO COORDINATE INSTALLATION.
KEYNOTES
1.
2.
3.
4.
5.
6.
ADA SEATING: 34" A.F.F. AND LEGS AT EACH END OF TABLE.
QUEUEING STANCHION
LANDLORD TO PROVIDE SMOOTH FINISHES 10" FROM BOTTOM OF GATE AND PANIC HARDWARE.
WALK-IN COOLER ESR-3775
30" x 48" CLEAR FLOOR SPACE
BEER AND WINE DISPENSER, WINE IS STORED BEHIND THE WALL, CONNECT TO ITEM KEC90.
REFER TO KEY NOTES
LEGEND
1
LANDLORD NOTES
A. PLEASE NOTE THAT ANY ELECTRICAL, DATA, WIRING CONNECTIONS TO MILLWORK / CASEWORK WITHIN THE SALES, RETAIL OR CUSTOMER AREA MUST BE FULLY INTEGRATED AND CONCEALED FROM PUBLIC VIEW.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
2
2
2
2
2
33
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
3/8" = 1'-0"
FOH Interior Elevations
XX
A5.5
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
LEGENDKEYNOTESSHEET NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
(E) GLULAM BEAMS TO REMAIN
DATUM LINE AT T.O. MOULDING, TOP OF DATUM TO BE 1" BELOW BOTTOM OF LOWEST KICKER. GC TO USE A LASER LEVEL TO IDENTIFY ANY UTILITIES BELOW THIS LINE AND RELOCATE AS NEEDED. COORDINATE WITH MENDO CM AND FAD
FRONT COUNTER BY MILLWORKER
CONCRETE CURB BY GC, TO-GO SHELVES BY MWK
S/S EQUIPMENT AND KEC EQUIPMENT BY OWNER
CUSTOM B/W MURAL BY OWNER. GC TO PREP AND PROVIDE LEVEL 5 FINISH.
DASHED LINE OF MILLWORK FURNITURE BY OWNER
P.O.S. STATION
SUSPENDED SIGN FOR PHONE ORDERS BY MWK
NOT USED
HATCH FOR WOOD SHINGLES FINISH, REFER TO FINISH SCHEDULE
A.
B.
ALL STRUCTURAL MEMBERS, BULKHEAD HEIGHTS & FIELD DIMENSIONS TO BE CONFIRMED PRIOR TO CONSTRUCTION.
GC TO PROVIDE PROPER PROTECTION OF EXISTING TO REMAIN ITEMS DURING ALL PHASES OF CONSTRUCTION.
XXX REFER TO SHEET A0.4 FOR FINISH SCHEDULE
REFER TO SHEET A0.4 FOR EQUIPMENT SCHEDULE
KEY PLAN
S
SP
S
S
2460
CLEAN
2472
2448 24602460
2472
2460
S
2160 LINEN
1836
2160
A5.501B
E
A5.501
A5.501D
A5.501
C
A5.501
A
OPEN TO BEYOND
ST-1
P-7
F-8
WD-9
W-10
UN
F
O
L
D
E
D
V
I
E
W
2'-1
0
"
9'-
6
"
±15
'
-
0
"
17'-
1
0
"
V.I.
F
.
20'
-
0
"
V.I
.
F
.
OPEN TOBANQUETTE NICHE 8'-0
"
13'
-
0
"
±15
'
-
0
"
DA
T
U
M
L
I
N
E
UN
F
O
L
D
E
D
V
I
E
W
UN
F
O
L
D
E
D
V
I
E
W
1 11 1 1
2
3
5
4
4 5
6
73ST-1 B3 B3 B3
MU
WTL-13
TRASH NICHE
P-7
WD-9WD-9
11
ST-1 12A8.509A8.503A8.5 06A8.5
88
9 07A8.3 07A8.3
9'-
6
"10'
-
0
"
±15
'
-
0
"
B3
WD-9WTL-3
P-7
A B C E D
XXX
1 1
34
MENDOCINO FARMS FASHION ISLAND SHOPPING CENTER849 NEWPORT CENTER DR. NEWPORT BEACH, CA 92660
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
This document contains information proprietary to Valerio Architects and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Valerio Architects.
3317-23-62
3/8" = 1'-0"
Exterior Elevations
XX
A6.1
XX/XX/XX
3317- 231120- Mendo- Fashion Island- CD copy.vwx
SEAL
PROJECT
DATE DESCRIPTION
08/03/23 PERMIT SET
09/18/23 PCC RESUBMITTAL
11/14/23 PCC RESUBMITTAL2
1
12/18/23 IFC SET
01/08/24 PERMIT AMENDMENT3
REFER TO SHEET A0.4 FOR FINISH SCHEDULE
LEGENDKEYNOTESSHEET NOTES
A.
B.
ALL STRUCTURAL MEMBERS, BULKHEAD HEIGHTS & FIELD DIMENSIONS TO BE CONFIRMED PRIOR TO CONSTRUCTION.
GC TO PROVIDE PROPER PROTECTION OF EXISTING TO REMAIN ITEMS DURING ALL PHASES OF CONSTRUCTION.
XXX
REFER TO SHEET A0.4 FOR EQUIPMENT SCHEDULEX
KEY PLAN
9'-0
"
12
'
-
0
"
20
'
-
0
"
17'
-
1
0
"
39'
-
5
"
28
'
-
1
0
"
8 75 5 6
4
3
2
1
9
11
B C
9'-0
"
12'
-
0
"
19'
-
0
"
9
76
20'
-
0
"
28
'
-
1
0
"
10
10
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
SIGNAGE PER SIGNAGE VENDOR ON SEPARATE PERMIT
(N) TOWER BY L.L.
DECORATIVE CORNICE BY LL
MOULDING BY LL
GLAZING BY LL
DECORATIVE BASE TYPE BY LL
STOREFRONT BY L.L.
STOREFRONT MOULDING BY L.L.
TENANT EXPRESION ZONE BRANDING WITH GREY BOARD MATERIAL, VERTICAL ORIENTATION BY GC.
DASHED LINE OF PATIO CANOPY AND GLASS RALING BY LL
(N) CANOPY ABOVE ENTRACE WITH LIGHTING AND MENDOCINO COW SCULPTURE
02 EXTERIOR ELEVATION
SCALE 3/8" = 1'-0"
01 EXTERIOR ELEVATION
SCALE 3/8" = 1'-0"
S
SP
S
S
2460
CLEAN
2472
2448 24602460
2472
246
0
S
2160 LINEN
1836
2160
A6.101
A6.102
35