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Home My WebLink About3950 CAMPUS DR_HOGUE BAR MICHAELS #1044-9211111 lill 11111111111111111111111111 lill III lill *NEW FILE* 3950 Campus Dr I Ws-. 6CM4 674,Qdh A556ct47E PLAM15P. P�Ann�n� HOGUE BARMI.CHAEL'S 3950 Campus Drive Newport Beach, CA 92660 Gry or_I0EWP°P-T & fiC4 j 3300 N6wpoA71' BLVD. j N JbQ r SC-Auf, CA . g1"9 ffo ctiE (3C{riur�hazC't a�ees �77e,dsltowrsiy Ca+u2ci`zrr�p c*(,tProva ' Fb2 If9SC flL,(Mt7"•� �s� � d��V/ou.s C6uc�� Condtfcon �t 2 Cau.c�tfc4•w _ � 3 •. .tit�scik- SN� `iau.rs - Cowlcf� � `F = �cv+b�s•�= bevcra�� • CdKcfci� � g : pwf cCBv�. S� ea,l�.z.�pug�w� 2 t To: Building Department No Activity: In Plan Check: From: Planning Department Active Bldg Permit: Public Works Notified: Re: Hold on Building Permit Final Plan Checker Notified: AddresPlan Check No._/b%� ?� Planning Department Comments PRIOR TO RELEASE Of Building Permit Final: Park Dedication Fee in the Amount of $ is DUE. Fairshare Fee in the Amount of $ is DUE. S.LH.T.C. Fee in the Amount of $ is DUE. Coastal Commission Approval of Resubdivision Must Be Obtained. [ ] Parcel Map Recordation: Resubdivision No. Record date [ ] Use Permit Conditions of Approval: Use Permit No. Condition(s) No. [ ] After recordation of the map a building permit change must be processed with the Building and Planning. Departments;_ -PRIOR TO_ FINAL OF THE BUILDING PERMIT, to change the description ofjhe permit to reflect condominium construction, the fee is nominal and payable at the time of the change. Proof of payment of the above mentioned fees may be required at that time if not collected at issuance of the original building or grading 71q- [ ] Other: Units Demolished _ Units Built BY: fiou �date?/ Planning Department CC: ode Enforcement _Plan Checker F:\WP50\JAY\MEM\BP-HOLD.MEM rev 4-5-90 QUAIL STREET I 24' 25' EXISTING WALL 15' HIGH EXISTING FENCE 5' HIGH TRASH ENCLOSURE/TRANSFORMER DETAIL AISLE DETAIL PLANTER/SIDEWALK/PARKING DETAIL PLANTERS PL P2 AND P3 DETAIL PARKING STALLS LEGEND NORMAL STALLS 193 P1 P3 HANDICAPPED STALLS 7 13'-4' 5,Lm F PLANTER PLANTER TOTAL STALLSi 200 8. 7, u PARKING RATI❑ 44 I� '-0 O 0' 6' 16'-8' 9 TRASH ENCLOSURE 0 -6, � OS HANDICAPPED SIGN DETAIL N 34' 3'-2' \ 6'-6' L1/ Fak�er Design TRANS, g' Associates PAD PLANTER 12'-10' P2 3'-9' 3 6' 5' 17 DATE 12/3/92 CAMPUS SQUARE SITE PLAN 9'-9' 6' -- - . COMRCIALIINDUSnRI : N CVR- ml'r xr�6 / i �1(/`- fig 644 3200 Plan Check NO: Telephone• 07 1 - `syto nta Garcia, . as iate Pls*:ne0 By:Marc Myers, Assistant Planner Date: & — 7 —,, / Address: By:Christy Teague Assistant Planner Corrections Required: Legal Description: Lot �'/ Block Section Tract .3a20� Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $5,000. Covenant required. Please have owner's signature notarized on the attached document and return to me. Lot Zone +wo ront Right Side Left Side FAR ELSHEET Lot area (site area sq.ft.): �g1ft. Base Development Allocation (BDA): f Comm sq.ft. /J 5 x site area sq.ft.) unless in Land Use E1 " FAR pe , without variance: (A) Comm res nka Square footage permitted: Comm res :7ka sq.ft. [(A) x site area sq.ft.) ra mum FAR allowed with variance: (BI Comm res vka /- a m square footage allowed: Comm res sq.ft. U/�j3 9 Y [(B) x site area sq.ft.] d PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. Reduced .FAR use sq.ft. Maximum FAR use sq.ft. w-(F) TOTAL SQ.FT. [C+D+E) PROPOSED FAR: RR9—PQ-SHP WEIGHTED DEVELOPMENT: sq.ft. sq.ft. sq.ft. sq.ft. [ F + site area sq.ft. ] M FAR Use Category Weighting Factor Weighted . Sq.Ft. ((HI( 6 xH 1 Gpsq.ft. Base X 1.00 sq.ft. sq.ft. Reduced X 1.67 sq.ft. sq.ft. Maximum X 0.50 sq.ft. "OTAL WEIGHTED SQ.FT.(May not exceed BDA) e GISTeO,jProvide tissue over of calcul ions to rify providedfootage.f �/ C �— - tl squired Parking T u Proposed parking (Indicate number of stalls provided) &OPIA4 Total On -Site Parking�j Standard Compact Si In -lieu Parking yS= p L) Dimension building height as measured from natural grade to arera nd imum roof height OO Pes ��S//how natural grade line on all elevations �FSh w all rooftop mechanical equipment and dimension from grade directly below. — Indicate location of trash containers on site plan. ik Number of Stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in N� relation to the property line. - Fair Share Contribution San Joaquin Hills Transportation Corridor SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee Planning Commission: �l/q lei v _ use Permit 30 S�%} Variance Resubdivision/Tract Plan Review .Site Amendmen• - T_ Other Je35 CGa r�)S� I Public Works- ' Easement/Encroachment Permit I Subdivision Engine/„ • rA-r41� Traffic Engineer C Approval of Landscape Plans Building Department: Grading Engineer Parks Department: ^' Approval of Landscape Plans Nl� Coastal Development Permits: Approval In Concept (AIC) No., (Note: File 3 sets of plans: Coastal Development Permit No Waiver/Exemption JTE: It is the responsibility of the applicant to circulate their plans and obtain the 3cessary approvals from the departments checked above. If you have questions regarding your iplication, please contact me at (714) 644-3200. e0RF' '� COKM-ZON.00R M I 3. Griddle Wolf (No model #) �Ilong 32,"Wide 40"High' 4 State Water Heater, Sandblaster Svst6m 4 Model # SBF-76-300-E2F 70 ral. Gas� 300,00 0 BTU Hour -252 Gal.per hour 300 -PSI 'Disposal Waste King Model # 2CC-3 (2000-3) 6, Dishwasher Energy Mizer Model # C-2 25"Lon 25"Wide 56"High 7. , Oven & Stove Combo Wolf No Model # 70"Long 32"Wide 36"High 8, Oven Wolf Air Flow Circulating Heat No model I 36"Long 36"Wide 66"Hicrh -9. Deep Fryer Frymister No Model # 16"Lonq 2'Wide 3'High Q 10. 2 =Make up Blowers Dayton Model k 6X069A 1�11P 1725 RPM 115V60HZ SFI.0 1:4 SFA9.6_ 11. 2 Exhaust Blowers -Westinghouse Ouse -Serial EFB4 Catalog #SS000 HP3/4 RPM1725 V115/230 HZ60 SPI 1.0 12.'Walk in Freezer Welbilt Model' # Not Legible Serial # C8586565-74 28SO.FT. 14V *13. Walk in Refer. Bohn Model # 520ADT 50SO.FT. 14, Steam Tables 2 24"Long 36"Wide 37-Hi:gh ..15 Sjnk` # 1 70"Long 24"Wide 35"Hiqh Kitchen'H4Lnd Sink, 19"Long, 16"Wide 34' 'High r) .,17. -Sink #12 Dishwashing 'S'L 321 Wide 34"High, A18. 4 Jockey Boxes 19. Sink 3-5 Main'Bar & Back Bar 6',Long �4"Wide 30"High 17"L' -x.14Y'Wid 'Drainboardft Ong e 7-7— 0. 3 Beer Bottle Coolers_BeVerageAir UL Listed, NSK Stickers 35"Lonq 26"Wide 321T gh 21.'.'Sink 4 at Main Bar 10'tong 24"Wide .30"High DrainBo ards 41" x 14�" % 22. .2ad Deep Fryer Dean 16"Long 29"Wide, 35"High W '23. E;cist! 13eoller atiHogu6s _uS Range 4 W 'Long 26"Wide 36"High C) t4� 7 24 -s 800 Dual Ice`Maker I' M > Keg -,Cooler 3 Xegs:,, -rr IL 41� tur. cc cc 0 r4 0 O� lit i c C, r.A" e�H if J A r-� lut T . w cis U :4 rn� F� CYY1 In r-4 edlo_� Revisions C-4 H F14, 1 Ste L H H caTa Date 4V ick-Tol, -T'LJ Drawn" Sc l it COMMISSIONERS \0� ROLL CALL Motion Ayes ****** Absent 'arch 19, 1992 MINUTES CITY OF NEWPORT BEACH INDEX Request to amend a previously approved use permit which permitted the establishment of a restaurant with on -sale alcoholic beverages and live entertainment on property located in the M-1-A District. The proposed amendment includes a request to add dancing with related pre-recorded music and live entertainment to the restaurant use, between the hours of 9:00 p.m. and 2:00 am. daily. LOCATION: Lots 11, 12, 50, and 51, Tract No. 3201, located at 3950 Campus Drive, on the northeasterly comer of Campus Drive and Quail Street, across from the John Wayne Airport. ZONE: M-1-A APPLICANT: Campus Square, Newport Beach OWNER: - . Same as applicafiit public hearing was opened in connection with this item, and Brandy J. Fakier appeared before the Planning Commission on W of the applicant, and she concurred with the findings and iitions in Exhibit "A". being no others desiring to appear and be heard, the public Q was closed at this time. was made to approve Use Permit No. 3050 (Amended) to the findings and conditions in Exhibit "A". esponse to a question posed' by Chairman Di Sano regarding dition No. 10, the Planning Commission's ability to add or lify conditions of approval to the use permit upon the :rmination that the use permit is detrimental to the community, Fakier reappeared before the Planning Commission wherein acknowledged the condition. was voted on, MOTION CARRIED. -2- Item No.I UP3050A Approved ,* COMMISSIONERS 0 � 'March 19, 1992 MINUTES CITY OF NEWPORT BEACH ROLL CALL FINDINGS: 1. The prop the restat the Gene uses. 2. The proji impact. 3. That the prerecori served by 4. That the not, unde the heals welfare o or be deb in the ne NDI1T N 1. That the conform, elevation That all Permit r approves conjunct 3. That the shall be 4 that all , closed w That the entertair 2:00 a.m osed changes in the operational characteristics of irant is consistent with the Land Use Element of ral Plan, and is compatible with surrounding land set will not have any significant environmental proposed addition of dancing and related led music and live entertainment can be adequately existing on-site,parking. approval of Use Permit No. 3050 (Amended) will a the circumstances of this case, be detrimental to h, safety, peace, morals, comfort and general f persons residing and working in the neighborhood ;imental or injurious to property and improvements ighborhood or the general welfare of the City. proposed development shall be in substantial mce with the approved plot plan, floor plan and S. previous applicable conditions of approval of Use to. 3050 and Use Permit No. 3050 (Amended) as I on January 24, 1991 shall remain in effect in ion with this approval. sound from the prerecorded and live entertainment ;onfined to the interior of the structure; and•further ,vindows and doors within the restaurant shall be hen said activity is conducted on the site. dancing and related prerecorded music and live unent shall be limited to the hours of 9:00 p.m. to . daily. -3- INDEX 1 COMMISSIONERS �9�mvivnl®\ ' r arch 19, 1992 MINUTES CITY OF NEWPORT BEAGM INDEX ROLL CALL 5. That the• off-street parking requirement for the restaurant shall be one parking space for each 40 square feet of "net public areauntil 9:00 p.m. daily (50 spaces before 5:30 p.m. and 64 spaces between 5:30 p.m. and 9:00 p.m.), at which time the required parking shall increase to one parking space for each 35 square feet of "net public area" (73 spaces). 6. That the service of alcoholic beverages shall be ancillary to the primary food service operation of the restaurant. 7. That the "net public area" utilized by the restaurant prior to 5:30 p.m., shall be limited to a maximum of 2,000 sq.ft. A physical barrier or partition acceptable to the Planning Department shall be utilized to reduce the "net public area" during daytime hours prior to 5:30 p.m. 8. That no outdoor 'loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 9. That a Cafe Dance Permit for-the•proposed dancing shall be approved by the City in accordance with Section 5.32.030 of the Municipal Code. 10. That the Planning Commission may add or modify conditions of approval to the use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 11. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. -4- 1 Planning Commission Meeting March 19, 1992 Agenda Item No. 1 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT. Use Permit No 3050 (Amended) (Public Hearine) Request to amend a previously approved use permit which permitted the establishment of a restaurant with on -sale alcoholic beverages and live entertainment on property located in the M-1-A District. The proposed amendment includes a request to add dancing with related prerecorded music and live entertainment to the restaurant use, between the hours of 9:00 p.m. and 2:00 a.m. daily. LOCATION: Lots 11,12, 50, and 51, Tract No. 3201, located at 3950 Campus Drive, on the northeasterly corner of Campus Drive and Quail Street, across from the John Wayne Airport. ZONE: M-1-A - - - APPLICANT: Campus Square; Newport Beach OWNER: Same as applicant This application involves a request to amend a previously approved use. permit which permitted the establishment of a restaurant with on -sale alcoholic beverages and live entertainment on property located in the M-1-A District. The proposed amendment includes a request to add dancing with related prerecorded music and live entertainment to the restaurant -use, between the hours of 9:00.p.m. and 2:00 a.m. daily. Iq.accordance with Section 20.72.010 E of the Newport Beach Municipal Code, changes in' the operational characteristics of an existing restaurant requires the approval of a use permit. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. Environmental Significance This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). TO: Planning Commission - 2. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial Commercial" uses. The restaurant facility is a permitted use within this designation, upon the securing of a use permit. The Land Use Element has, also established area specific land use policies throughout the City. These "area" policies set a site -by -site floor area ratio (F.A.R.) development limit of 0.5/0.75 on the site; however, the Land Use Element general (City-wide) policies also state that "any uses with a higher than 60 trips per 1,000 square feet for daily use or 3 trips per 1,000 square feet for peak hour traffic would be limited to a reduced F.A.R. calculated prorata on trip generation characteristics." A restaurant facility is such a use. The general policy statement continues, "the lowest floor area allowed by these two (2) calculations [the "base," or area F.A.R., and the use characteristics] shall apply."' The Zoning Code establishes the maximum F.A.R. for a restaurant, based upon .its traffic generation characteristics, to be 0.3. The existing structures located on the subject property contains approximately 52,230± square feet of commercial use, on a site area of 148,480 square feet with a resultant commercial FAR of 0.35±. Given that the application is for a an existing restaurant use in an existing -building, the existing F.A.R. weighted development square footage of 59,977± sq.ft. (includes all existing Base FAR and Reduced FAR uses on site) does not exceed the base development allocation of 74,240 square feet, and so the proposal is consistent with the Land Use Element policies and guidelines and Section 20.07 (F.A:R. Ordinance) of the Municipal Code. Subject Property and Surroundina-Land Uses -~ The subject property is occupied by two one-story buildings and related off-street parking. A mixture of office, commercial, light industrial uses and vacant space exist in the subject buildings. Staff has attached a list and corresponding plan which shows the name and location of the other tenants on the subject property. To the north is a Hertz rental car agency; to the east, across Birch Street, Is a mixture of commercial and office uses; to the south, across Quail Street, is a mixture of commercial and,industrial uses; and to the west, across Campus Drive, is the John Wayne Airport facility. At its meeting of March 16, 1978, the Planning Commission approved•Use Permit No.1859, a request to permit the establishment of a rent -a -car agency in a portion of one of the two structures on the subject property. A maximum of eight passenger vehicles were permitted on the site at any one time, and no maintenance or cleaning of said vehicles was permitted• on -site. This business is no longer in operation. At its meeting of December 21, 1978, the Planning Commission approved Use Permit No. 1891, a request to establish a take-out restaurant facility in a portion of one of the buildings on the subject property. This proposal also included indoor seating areas and on -sale beer and wine. This facility is no longer in operation. TO: Planning Commission - 3. At its meeting of June 7, 1979, the Planning Commission approved Use Permit No. 1911, a request to establish an educational seminar and training facility in a portion of one of the buildings on the subject property. The classroom activity was restricted to Mondays through Fridays after 6:00 p.m. and during the daytime and evening hours on weekends so as not to conflict with the daytime business activities on the site. This facility is no longer in operation. At its meeting of March 24, 1983, the Planning Commission approved Use Permit No. 3026, a request to establish a take-out restaurant with on -sale beer and wine in a portion of one of the structures on the site. This proposal also included a request to waive a portion of the required off-street parking spaces for said restaurant use. A total of 29 of the 34 parking spaces were waived (5 spaces to be provided on -site) in conjunction with the granting of this request. This restaurant caters primarily to tenants of the business conducted in the vicinity, and is still in operation. At its meeting of August 4,1983, the Planning Commission approved Use Permit No. 3050, a request to establish the subject restaurant facility in a portion of one of the buildings on the site. The application also included a request to allow live entertainment in conjunction with the restaurant facility. An excerpt of the Planning Commission minutes dated August 4, 1983 is attached for Commission review. At its meeting of August 22, 1985, the Planning Commission approved Use Permit No. 3163, a request to establish a photography studio which included classroom instruction in photography and related subjects in a portion of one of the buildings on the subject property. The classes were limited to after 6:00 p.m. Monday through Friday and during the daytime and evenings on weekends, with a minimum of 5 parking spaces required for the students and staff of the photography school. The attendance at all classes was restricted to a maximum of 12 students. This establishment is no longer in operation. At its meeting of January 10, 1991, the Planning Commission approved Use Permit No. 3391, a request to establish a classroom instructional facility which includes a personal computer training lab and administrative offices located on the subject property. The approval limited the classes to a maximum of 25 pupils and required 9 parking spaces, based on one parking space for each 3 seats in the public assembly area. The Planning Commission also approved a revised parking lot striping plan to provide 200 parking spaces on site. At its meeting of January 24,1991, the Planning Commission approved Use Permit No. 3050 (Amended) which permitted a request to change the hours of operation of the restaurant from 6:00 a.m. to 2:00 a.m. daily, whereas the previous approval limited the hours of operation from 11:30 a.m. to 2:30 p.m. and from 5:30 p.m. to 12:30 a.m. daily. The approval also included a request to amend an existing Condition of Approval No. 17 of the original use permit which prohibited the installation of a cocktail lounge or bar within the restaurant, so as to allow the establishment of a bar with 14 stools or seats within the restaurant. Said approval also limited the daytime "net public area' of the restaurant to 2,000 square feet TO: Planning Commission - 4. based on the limited number of daytime parking spaces available on the subject property. The action of the Planning Commission was taken with the findings and subject to the conditions of approval set forth in the attached excerpt of the Planning Commission minutes dated January 24, 1991. At its meeting of August 22,1991, the.Planning Commission approved Use Permit No. 3425 which permitted a 1,500 square foot, as -built expansion of an existing health club facility on the subject property. Said expansion included a reception area, club offices, an exercise area and storage. The,Planning Commission did not require any additional parking for the use and the aerobics classes were limited to a maximum.of 15 people. Analysis The applicant is now proposing .to add dancing to the existing restaurant operation, in addition to related prerecorded music and live entertainment. Said dancing and related music will be conducted from 9:00 p.m. to 2:00 a.m. daily. The live entertainment will be background music until 9:00 p.m. at which time the dancing activity will begin and the live entertainment associated with -the dancing will include a dance combo with amplified music and voice. In order to accommodate the proposed 256 square foot dance floor, the applicant intends to revise the approved floor plan of the restaurant so as to create a separate dance and stage area including a disk jockey platform. Based on staffs calculation, the total "net public area" in the restaurant is 23550 square feet. However; 550± square feet of the "net public area" will be located within the dance floor area and the adjacent seats: Inasmuch as the restaurant is limited to 2,000 square feet of "net public area" before 5:30 p.m., the applicant intends not to use the dance floor and adjacent seats during the day and thereby limit the "net public area" as required. It should also be noted that in accordance with Section 5.32.030 of the Municipal Code, the minimum square footage for dance floors is 400 square feet when the seating capacity of the restaurant is in excess of 75 persons. A Cafe Dance Permit may be issued where less space is available upon the affirmative finding -by the City that the area reserved for dancing is separate from the general seating of the patrons and the physical arrangement of the establishment in other respects is such that the lesser space would provide adequate room for dancing. Staff has ifo objections to•.the proposed dance floor. The proposed restaurant operation will be open from 11:30 a.m. to 2:00 a.m. Monday through Friday and from 12:00 noon to 2:00 a.m. Saturday and Sunday. There will be approximately 10-12 employees on duty during the peak hours of operation. The restaurant operator has also indicated that after 9:00 p.m. when the dancing and live entertainment begin, no one under 21 years of age is permitted within the restaurant. It should also be noted that the restaurant operator for the proposed facility currently operates a bar and restaurant located in the City of Costa Mesa, known as Hogue TO: Planning Commission - 5. Barmichael's, located at 1976 Newport Boulevard. Said facility has encountered problems with the adjoining,residents due to the inadequate number of on -site parking spaces. The restaurant patrons therefore park their automobiles in the nearby residential area, causing late night noise problems. Staff spoke with Lt. Watson of the Costa Mesa Police Department regarding this matter. He stated that the management of Hogue Barmichael's has been very cooperative with the Police Department, and that the City has not encountered an unusual number of drunkenness or drug activities on the property. However, the close proximity of Hogue Barmichael's to the adjoining residential neighborhood has not been compatible. Inasmuch as the proposed facility is located in an area that is far removed from any residential uses, and that the property in question provides adequate nighttime parking, staff does not anticipate the same types of problems with the relocation of Hogue Barmichael's. It is also noted that the existing use permit for the subject restaurant requires that the service of alcohol be ancillary to the primary food service operation and that the restaurant operator understands and intends to comply with this requirement. Waiters will also be utilized for the proposed restaurant operation, whereas the current operation in Costa Mesa is basically a bar with incidental food. fired Off -Street Parkin The subject property was developed in 1968. At that time, the Zoning Code required the provision of one parking space for each 350 sq. ft. of gross floor area in the M-1-A District. Since the office -industrial buildings contain 52,230 square feet of gross floor area, a total of 150 parking spaces were required. In August, 1983, there were actually 176 acceptable on -site parking spaces existing at the time of the establishment of the restaurant facility, so the previous parking ratio was one space for each 299 square feet of gross.floor area (52,230 sq. ft. = 176 parking spaces = 299 sq.ft.). The original approval of Use Permit No. 3050 was based on 50 on -site parking spaces available for the restaurant use. Thi& number included 14 additional parking spaces that were permitted in a revised parking layout for the restaurant use, for a total of 190 on -site parking spaces. As indicated previously, there are currently 200 parking spaces provided on the subject property based on the revised parking plan approved in conjunction with the January 10, 1991 approval of Use Permit No. 3391 as previously mentioned. Based on this figure and an existing gross floor area of 52,230 square feet for the two buildings on the property, the existing on -site parking ratio will be one parking space for each 26J.,square feet of gross floor area (52,230 sq.ft. _ 200 spaces = 261). Existing and Proposed Restaurant Parking Requirement The current parking requirement for the subject restaurant as established by the Planning Commission in conjunction with its approval of Use Permit No. 3050, is one parking space for each 40 square feet of "net public area" or 64 parking spaces (2,550± sq.ft. _ 40 = 63.8 or 64 parking spaces). It should be noted that the parking requirement could vary from 51 spaces (one parking space for each 50 sq.ft. of "net public area") to 85 spaces (one parking space for each 30 sq.ft. of "net public area") depending on the operational characteristics of TO: Planning Commission - 6. the restaurant. The Planning Commission in its original approval of Use Permit No. 3050 determined that one parking space for each 40 sq.ft. of "net public area" was adequate for the existing restaurant. However, with the addition of dancing in conjunction with a restaurant use, the Planning Commission has usually required parking based on a formula of one parking space for each 35 square feet of "net public area." Inasmuch as all of the "net public area" of the subject restaurant will be involved with the dancing and live entertainment activity after 9:00 p.m., it is staff s opinion that the parking requirement after 9:00 p.m. should be increased to one parking space for each 35 square feet of "net public area or 73 spaces (2,550± sq.ft. _ 35 sq.ft. = 72.8 or 73 spaces). Such a parking requirement can be easily satisfied inasmuch as a significant majority of the other businesses within the office complex will be closed after 9:00 p.m. Restaurant Development Standards Chapter 20.72 of the Municipal Code contains development standards for restaurants to ensure that any proposed development will be compatible with adjoining properties and streets. Said development standards include specific requirements for building setbacks, parking and traffic circulation, walls surrounding the restaurant site, landscaping, exterior illumination, signing, underground utilities, and storage. Section 20.72.130 of the Municipal Code states that any of the above mentioned development standards for restaurants may be modified or waived if such modification or waiver will achieve substantially the same results and will in no way be more detrimental to adjacent properties or improvements than will the strict compliance with the standards. The Planning Commission waived -the on -site development standards as they apply to walls, parking lot illumination and landscaping in conjunction with its January 24, 1991 approval of Use Permit No. 3050 (Amended). No additional waiver is necessary. ,Specific Findings and Recommendations Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to -the. -health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Should the Planning Commission wish to approve this application, appropriate findings and conditions in conjunction with the applicant's request are set forth in the attached Exhibit "A". However, if the Planning Commission desires to deny this application, the findings set forth in the attached Exhibit "B" are suggested. TO. Planning Commission - 7. r PLANNING DEPARTMENT JAMES D. HEWICKER, Director Bar W. William Ward Senior Planner ' Attachments: Exhibit "A" Exhibit "B" Vicinity Map Excerpt of the Planning Commission Minutes dated August 4, 1983 Excerpt of the Planning Commission Minutes dated. January 24, 1991 List and Map Showing the Location of Other Existing On -site Tenants Site Plan, Floor Plan, Elevations and Site Survey 11 TO: Planning Commission - 8. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO. 3050 (AMENDED) (March 19, 1992) FINDINGS: 1. The proposed changes in the operational characteristics of the restaurant is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. The project will not have,any significant environmental impact. 3. That the proposed addition of dancing and related prerecorded music and live entertainment can.be adequately served by existing on -site parking. 4. That the approval of Use Permit No. 3050 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. C'ONDMONS - - - ` 1 1. That the proposed development shall be in substantial conformance with the approved plot plan,fl'oor plan and elevations. 2. That all previous applicable conditions of approval of Use Permit No. 3050 and Use Permit No. 3050 (Amended) as approved on January 24, 1991 shall remain in effect in conjunction with this approval. 3.' That the sound from the prerecorded andlive entertainment shall be confined to the interior of the structure; and further that all windows and doors within the restaurant shall be closed when said activity is conducted on the site. 4. That the dancing and related prerecorded music• and live entertainment shall be., limited to the hours of 9:00 p.m. to 2:00 a.m. daily. 5. That the off-street parking requirement for the restaurant shall be one parking space for each 40 square feet of "net public area" until 9:00 p.m. daily (50 spaces before 5:30 p.m. and 64 spaces between 5:30 p.m. and 9:00 p.m.), at which time the required parking shall increase to one parking space for each 35 square feet of "net public area" (73 spaces). 6. That the service of alcoholic beverages shall be ancillary to the primary food service operation of the restaurant. TO: Planning Commission - 9. 7. That the "net public area" utilized by the restaurant prior to 5:30 p.m., shall be limited to a maximum of 2,000 sq.ft. A physical barrier or partition acceptable to the Planning Department shall be utilized to reduce the "net public area" during daytime hours prior to 5:30 p.m. 8. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 9. That a Cafe Dance Permit for the proposed dancing shall be approved by the City in accordance with Section 5.32.030 of the Municipal Code. 10. That the Planning Commission may add or modify conditions of approval to the use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 11. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. 1 TO: Planning Commission - 10. EXHIBIT"B" FINDINGS FOR DENIAL USE PERMIT NO.3050 (AMENDED) (March 19, 1992) 1. That the proposed change in the operational characteristics of the restaurant so as to add dancing with related prerecorded music and live entertainment will increase the intensification of use of the property and will generate an increase in traffic and parking demand for the site. 2. That the establishment, maintenance or operation of the use of building applied for will, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood and the general welfare of the City, inasmuch as the proposed development could result in a significant increase in the intensity of use of the subject 1 D P•C N \ m J� N 0 b .ry � J LOT I T -r NO.'1394 1&.924 AA- P-C 39� e •P RC PLC P-C a s P- 3 III 769+< LORONA DEL MAR FREEWAY eaisra s STREET DISTRIGTI NG ~.MAP NEWPORT BEACH — CALIFORNI R-A [CULTURAL RESIDENTIAL C-1 LIGHT COMMERCIAL MUUNCLASSIFIED INTERMEDIATE PL R-1 SINGLE FAMILY RESIDENTIAL C-2 GENERAL COMMERCIAL R-2 DUPLE% RESIDENTIAL R-3 RESTIB MATPLE FAMLY RESIDENTIAL M-1-A CONTROLLED MANUFACTURING p-4 MULTIPLE RESIDENTIAL M-1 MANUFACTURING COMBINING DISTRICTS ORD. NO. S M. DATE USA fegmir ND• 3oSo (AMENpr tI '� MINUTES o x � r m c m 0 0 > >c m m C Motion Ayes Noes Absent August 4, 1983 of Newport Beach The approval of Use Permit No. 1778 (Amended) will, under the circumstances of this case, be detrimental to the health, safety, peace, morals, mfort and general welfare of persons residing and w king in the neighborhood and be detrimental or in3 ious to property and improvements in the neig orhood and the general welfare of the City. Request to ame a previously approved use permit which permitted the establishment of the "Le Bistro" Restaurant facil with on -sale beer and wine in the C-1 District. Th roposed amendment is a request to increase the "net p lic area" of the restaurant and to add live entertai t (i.e., a piano) to the restaurant operation. Request to waive all of\theaddditional required off-street parking. spacesunction with the expansion df the "net publif the -"Le Bistro" Restaurant facility. LOCATION: Lots No. 1121,a portion of Lot No. 1123, Traclocated at 3448 Via Oporto, onasterly side of Via Oporto, beta Avenue and Via Lidd, in Lido Mlag ZONE: C-1-H APPLICANT: Mavis Investments, dba Le Bistro, Beach OWNER: Traweek Investments, Marina Del Rey Motion was made to continue Item No. 15 - Use Permit No. 2020 (Amended) and Item No. 16 - Variance No. 1103, to the Planning Commission meeting of August 18, 1983, which MOTION CARRIED. INDEX Item #15 USE PERMIT NO. 2020' (Amended) ;7 Item #16 Continued to August 18, 1983 Request to establish a restaurant facility with on -sale JItem #17 alcoholic beverages and live entertainment in the M-1-A District. The proposal also includes a request to construct a monument identification sign within the 15 foot front yard setback and the acceptance of an V MINUTES August 4, 1983 of Newport Beach off -site parking agreement for a portion of the required off-street parking spaces. A modification to the Zoning Code is also requested, inasmuch as a portion of the off -site parking spaces are tandem spaces and compact spaces. LOCATION: Lots No. 11, 12, 50 and 51, Tract No. 3201, located at 3950 Campus Drive, on the northeasterly corner of Campus Drive and Quail Street (i.e.s restaurant site) and the easterly, side of Campus Drive between Quail Street and Dove Street (i.e., off -site parking site), across .from the John Wayne Airport. ZONE: M-1-A APPLICANT: Ambala Tandoori Restaurant, Inc.., Artesia OWNERS: L. Boyd Higgins and Wesley L. Nutten, Co-Trustees,_Los Angeles The public hearing opened in connection with this -item and Mr. Ashok Malik, applicant, stated that he believes his request would be an asset to the community. Mr. Dick Hogan, representing the applicant, stated that he has provided the Commission a copy of a revised on -site parking' plan. This plan indicates that there are 57 parking spaces available on the lot with the proposed changes for the restaurant use during the day, which would permit approximately 2,300 sq.ft. of "net public area" in the restaurant. In response to a question posed by Commissioner Winburn, Ben Nolan, Public Works Director, stated that:. four additional parking spaces can be provided in the northerly aisle of the parking lot by removing a trash enclosure, and a 24 foot wide aisle will also be maintained for vehicular maneuverability. To the south, a parking spaces can be added by closing the southerly double set of parking spaces. Mr. Nolan further stated that the proposed parking will not work as well as staff would like it to, but that it will work. The two remaining spaces are to the south, adjacent to the building, and if it is correct that there is no driveway to be served, then there is no problem with those spaces. The pedestrian walkway between the two buildings should be accessible. INDEX USE PERMIT NO. 3050 :COMMISSIONERS i MINUTES It, August 4, 1983 � F m e City of Newport Beach 1 1 INDEX In response to a question posed by Commissioner Goff, Planning Director Hewicker stated that the standard of one parking space for each 40 sq.ft. of "net public area has generally been used where a dinner house is proposed', which may or may not •serve alcoholic beverages. Typically the standard of one space for each 30 sq.ft. has been reserved in the case where a restaurant has more consumption of alcoholic beverages than food service. Mr. Hewicker further stated that making the distinction as to whether or not a restaurant serves alcoholic beverages does not necessarily change the parking requirement. Mr. Hogan stated that if the Commission wished to add the condition that there shall be no cocktail lounge as the applicant would be perfectly happy to accept that condition. i In response to a question posed by Commissioner Goff, Mr. Hogan stated that as long as it is required to fill -up the off -site parking lot first it can be done, C but if someone wants to -self -park, then they shall be able to park wherever they prefer to -park in the self -park area. Mr. Hogan further stated that when referring to the valet parking, the valets will fill up the off -site parking lot first, which can be done through management of the parking. In response to a question posed by Commissioner Winburn, Mr. Hogan stated that with respect to ., Condition No. 2 he wishes for it to read, That the•.• restaurant shall be open only between the hours of i 11:30 a.m. to 2:30 p.m. and 5:30 p.m. to 12:30 a.m. a Motion : X Motion was made for approval of Use Permit No. 3050, subject to the Findings and Conditions of Exhibit "B", including the off -site parking agreement, and with the change of conditions in Conditions No. 2, 5, 10, and ' with the added condition, Condition No. 16. , Accepted X Commissioner Goff requested an added condition to have the owner of the property work with the applicant to define the parking spaces that will be used exclusively for the restaurant facility, and if this is accomplished, to have the condition that the self -parking spaces have access to the closest entrance to the restaurant. I�i (. r MINUTES o x m m c m A G m All August 4, 1983 itv of Newport Beach Commissioner Person asked if the maker of the motion would accept the language discussed by Bob Gabriele regarding restaurant uses and in addition a condition that there shall be no sit down bar or lounge area. Mr. Laycock asked if the Commission would be ,interested in a condition to the effect that a revised• parking layout submitted by the applicant be approved by the Traffic Engineer? It was determined that this condition could be added to Condition No. 11. Motion for approval for Use Permit No. 3050, was now voted on, which MOTION CARRIED. FINDINGS: 1. That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. The project will not __ h_ ave any' significant environmental impact. 3. The off -site parking area is located so as to be useful to the proposed restaurant use. 4. Parking on such off -site lot will not create undue traffic hazards in the surrounding area. S. That the applicant has entered into an appropriate lease for the off -site parking spaces, which is of sufficient duration for the proposed development. 6. The approval of Use Permit No. 3050 will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental• or injurious to property and improvements in the neighborhood or the general welfare of the City. 7. The proposed use of tandem and compact car spaces, a valet parking service, and the proposed sign in the front yard setback area will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general MINUTES p Oro m C N C w S 6 F p Oe August 4, 1983 0 Beach welfare of the City and further that the proposed modification is consistent with the legislative intent of Title 20 of this Code. CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan and floor plan except as may be noted below. 2. That the restaurant shall be open only between the hours of 11:30 a.m. to 2:30 p.m. and 5:30 p.m. to 12:30 a.m. 3. That parking shall be provided at a ratio of one space for each 40 sq.ft. of "net public area". 4. That an off -site parking agreement shall be approved by the City Council, guaranteeing that a minimum of 46 parking spaces shall -be provided for the duration of the proposed use after'5:30 p.m. on property located at 4040 Campus Drive. 5. That the valet parking service be provided at all times during the restaurant's. hours. of operation after 5:30 p.m. 6.• That all mechanical equipment and trash areas shall be screened from Campus Drive adjoining properties. 7. That kitchen exhaust fans shall be designed to control odors and smoke in accordance -with Rule 50 of the South Coast Air Quality Management District. S. That a washout area for the restaurant trash containers be provided in such a way as to insure direct drainage into the sewer system and not into the Bay or the storm drains if required by the Building Department. .9. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code unless otherwise approved by the Building Director. 10. That all restaurant employees shall park their vehicles in the off -site parking area after 5:30 p.m. INDEX �r :COMMISSIONERS ( MINUTES August 4, 1983 n x m City of Newport Beach .BULL CALL INDEX 11. That prior to the issuance of building -permits, the applicant shall restripe the subject on -site parking lot as indicated on the approved plans, and said plan shall be approved by the Traffic Engineer. 12. That prior to the issuance of building permits the City Traffic Engineer shall approve the valet parking operation. 13. That prior to the issuance of building permits the applicant shall submit to the City Traffic Engineer plans for insuring that the parking spaces not committed to other uses on the subject property shall be available to restaurant patrons at all times during the restaurant's hours of operation. 14. That handicapped parking spaces shall be provided to meet Ordinance requirements. 15. That the valet. parking -service shall use the off -site' parking spaces before using --the on -site spaces for restaurant patrons vehicles. 16. That the Plaining Commission may add and/or modify conditions of approval to this use permit upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety or welfare of the community. 17. That no cocktail lounge or bar shall be permitted in the restaurant facility unless an.amended use permit is approved. 18. That the applicant shall work with • the property - owner to define the parking spaces that will be used exclusively for the restaurant facility, and if this is accomplished, the restaurant parking spaces closest to the restaurant entrance shall be reserved for self -parking spaces. The parking plan shall be reviewed and approved by the Planning Department and the Traffic Engineer. x Request to permit the construction of a two unit Item #18 �'d�ential condominium development and related garage USE PERMIT spaces o-�opectlocated in the R-3 District. N0. 3051 ,17 MINUTES - COMMISSIONERS January 24, 1991 po P 1�\ � CITY OF NEWPORT BEACH ROLLAC LL char e delete Approve No. 10 wherein identica August the Play the on-: propeq Ayes The for No * Absent Use Pe Reque: permits bevera; Distric area fc locate< a requ, 6:00 as hours ( to 12:3 an exis which the re; stools LACA )regoing condition be amended to state ..the operational aistics of all tenants shall be correspondingly reduced", and t club". Mr. Hewicker addressed Condition of ul No. , ' conjunction with Planning Commission Review at the A Commission meeting of August 24, 1989, m he stated that ortion of the foregoing condition is 1 to the condition tha approved by the Commission on 24, 1989. Mr. Hewicker s d that -on February 8, 1990, ruing Commission'amended th ndition so as to review site parking prior to reopening the r t facility on the egoing motion was voted on, MOTION sss INDEX rnit No 3050 (Amendedl(Publia H ar— j xtem No.2 �t to amend a previously approved use`permit_ which UP3050A' :ed the establishment of a restaurant with on -sale alcoholic Ap rn owed 3e and live entertainment on property located in'the M-1-A t. Said approval also included the use of an off -site parking r a portion of the required off-street parking spaces on a lot l at 4040 Campus Drive. The proposed amendment involves nt to change the hours of operation of the'restaurant from m. to 2-00 am. daily, whereas the existing approval limits the tf operation from 11:30 am. to 2:30 p.m. and from 5:30 p.m. 0 a.m. daily. The proposal also includes a request to amend ting Condition of Approval No.17 of the original use permit prohibits the installation of a cocktail lounge or bar within staurant, so as to allow the establishment of a bar with 14 or seats within the restaurant. ,TION: Lots No. 11, 12, 50 and 51, Tract No. 3201, located at 3950 Campus Drive, on the northeasterly corner of Campus Drive and Quail Street (i.e., restaurant site) and the -5- 1 Y COMMISSIONERS II ROLL CALL Motion All Ayes January 24, 1991 CITY OF NEWPORT BEACH easterly side of Campus Drive between Quail Street and Dove Street (i.e., off -site parking site), across from the John Wayne Airport. ZONE: M-1-A APPLICANT. Campus Square, Newport Beach OWNER: Same as applicant The public hearing was opened in connection with this item, and Ms. Brandy J. Fakier, property manager, appeared before the planning Commission. Ms. Falder addressed the change of uses that have occurred on the subject site. She requested that the off - site requirement be removed inasmuch as there is adequate parking on -site, and she said that the cocktail lounge would•be ancillary to the restaurant.. Mr. Kenneth Golden, President of the Corporation that will operate the subject restaurant, appeared before the Planning Commission. He concurred with the findings and conditions in Exhibit "A", and he addressed Condition No. 14 stating that the restaurant shall be limited to a maximum of 2,000 square feet prior to 5:30 p.m. Mr. Golden referred to the 570 square feet of space that will be closed off during the daytime.hours. Mr. Golden stated that the -restaurant will specialize in New England and East Coast seafood. There being no others desiring to appear and be heard, the public hearingwas closed at this time. Motion was made and voted on to approve Use Permit No. 3050 (Amended) subject to the findings and conditions in Exhibit "A". MOTION CARRIED. 1.1 MINUTES INDEX /4 0 COMMISSIONERS I ROLL CALL January 24, 1991 MINUTES ' CITY OF NEWPORT BEACH FINDINGS: 1. The proposed changes in the operational characteristics of the restaurant is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That the proposed changes in the operational characteristics of the restaurant use can be adequately served by existing on -site parking. 4. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 5. That the waiver of development standards as they pertain to parldng illumination, walls, landscaping, and signage will not be detrimental to the adjoining properties given the developed characteristics of the existing facility. 6. That the approval of Use Permit No3050 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort -and general welfare of persons residing and worldng in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plan and elevations. -7- INDEX A0 a COMMISSIONERS V r January 24, 1991 MINUTES CITY OF NEWPORT BEACH CALL ROLL CA INDEX 2. That all signs, other than the existing monument sign, shall conform to the provisions of the Newport Beach Sign Ordinance. 3. That a sign be posted on the business frontage on Campus Drive which advises patrons of the availability and location of parking spaces at the rear of the building. 4. That all previous applicable conditions of approval of Use Permit No. 3050 shall remain in effect in conjunction with this approval. 5. That restaurant development standards pertaining to walls, parking lot illumination, and landscaping shall be waived. 6. That dancing shall not be permitted in conjunction with this restaurant unless an aineiidment-to this use permit is first approved by the Planning Commission. 7. That the sound from the live entertainment shall be confined to the interior of the structure; and further that all windows and doors within the restaurant shall be closed when live entertainment is conducted on the site. 8. That no temporary "sandwich" signs shall be permitted, either on -site or off:site, to advertise the restaurant facility or its activities. 9. That trash areas and mechanical equipment shall be shielded or screened from view of public streets . and adjoining properties. 10. That the proposed bar shall be ancillary to the serving of meals in the restaurant facility. 11. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall -8- �r COMMISSION16 ONVIERS January 24, 1991 MINUTES - CITY OP NEW.PORT BEACH 1140EX- 4CALL be used solely for handicapped self -parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 12. That prior to issuance of the certificate of occupancy or implementation of this use permit approval, the parking lot striping shall first be completed in conformance with the plans approved by the. City Traffic Engineer. 13. That the hours of, operation shall be limited between the hours of 6:00 am and 2:00 am. daily, unless an amended use permit is approved by the Planning Commission. 14. That the "net public area" utilized by the restaurant prior to 530 p.m., shall be limited to a maximum of 2,000 sgft. A physical barrier or partition acceptable to the Planning Department shall be utilized to reduce the "net public area" during daytime hours prior to 5:30-p.m 15. That the Planning Commission may add or modify to conditions of approval to the use permit, or recommend the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. _ 16. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. -9- Seeley/Wolff Property Management Company February 27, 1992 Mr. Jay Garcia, Sr. Planner CITY of NEWPORT BEACH 3300 Newport Boulevard Newport Beach, CA 92659-1768 RE: CAMPUS SQUARE Tenant roster & Site Plan - LANNiNG DEPART M .N, ;ITY OF NFINPORT BEACP MAR 2199Z PM Dear Jay: Pursuant to our telephone conversation of this morning, listed below are the tenants at Campus Square at present, and their respective suites in the project. I have highlighted -and underlined the new tenants in the park for easy reference. BIRCH STREET Robert Winston Insurance Services 3929 Birch Birch Street Street Airport Travel 3929-A 3931 Birch Street Savino & Bonderman 3933 Birch Street Naomi Gardens 3935 Birch Street Asar�s Florist Apple One Employment 3937 Birch Street QUAIL STREET Print Emporium 2000/2010 Quail Street Newport TUN & Uniform 2014 Quail Street David Edwards Photography 2016 Quail Street Vacant 2018 Quail Street Leasing Office 2020 Quail Street High Tech Signs 2022 Quail Street Vacant 2024 Quail Street Coastline Community College 2026 Quail Street Vacant 2028 Quail Street Bud's Submarine 2030 Quail Street Leon Skeie''s Health Club 2032/34/36 Quail Street Vacant 2040 Quail Street 7700 Irvine Center Drive, Suite 730. Irvine, California 92718 • (714) 753-7730 • FAX: 1-14)-53.7735 911 \\ ihhtre 81, d . Suite 850• Loa Angeles, California 9001- • (213) 62'-6775 • FAX (213) 62--2816 0. "5 Seeley/Wolff Property Management Company Page 2 Mr. Jay Garcia, Sr. Planner City of Newport Beach February 27, 1992 RE: TENANT ROSTER/SITE PLAN Vacant Pateya Skin Care Campus Printing Boda's Aero Mart Restaurant/Bar 3900 Campus Drive 3926 Campus Drive 3928 Campus Drive 3930 Campus Drive 3940/3950 Campus Drive Should you have any questions in reference to the above, or if I can be of any further assistance in this matter, please do not hesitate to contact me. Best personal regard _ S�EE�/WOLFF �SOPERI�Y M2AGEMENT,COMPANY Brandy J. C. Elder Leasing Director BJF:ss Enclosures 1 Y� 'i 9IC. 4 #fozoa 39� 39� 39� lj 39: J dab A � pjIcm+jljL*.-jV>AlfC-Z-31z0,«+rlr C O'URTYARD ENTRY S THE E T m o'TOM) voci o� 3900 � CQ >nv C O URTYA 1 1� 3926 r aQird7-¢ 3 9 2 8 a v¢F-ash 4 3930 a Y pq o n CCin £ (3940 y � � L 3950 CL COURTYARD ci ENTRY CAMPUS SQUARE F¢k sDes Associ¢tE mlc v ' r•v aam _ IUE 2 rcv�tr rie. Cl