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HomeMy WebLinkAbout3007 E COAST HWY*NEW FILE* 3007 E Coast Hwy ► CXTY OF NEWPORT nEACE1 Hearing Date: January �EWPpRr p� d� PLANNING\BUIL.DING DEPARTMENT Agenda Item No.: 5 33oo NEWPORT BOULEVARD Staff Person: Genia Garcia NEWPORT BEACH, CA 92658 644-3208 (714) 644-3zoo; PAX (74) 694-z50 Appeal Period: 14 days REPORT TO THE PLANNING COMMISSION SUBJECT: Local Grounds Restaurant, (Donald Danks, applicant) 3007 East Coast Highway SUMMARY: Establish a restaurant on property located in the RSC-H District where a specialty food use currently exists in a portion of an existing retail tenant space. The proposal also includes: a request to convert an existing Base FAR Use to a Reduced FAR Use, the addition of live entertainment, and a waiver of a portion of the required off-street parking. REQUIRED APPROVALS: If desired, approve, modify or deny: • Use Permit No. 3573 (Public Hearing) 1. Appropriateness of the Proposed Use/Neighborhood Compatibility: Does the establishment of a restaurant with live entertainment constitute an intensification of the existing use, and will the project be compatible with surrounding residential and commercial uses. 2. Parking Demand: Is the waiver of a portion of the required parking appropriate in this case. These issues are discussed in detail in the Analysis Summary and in greater detail in the Analysis Section of Appendix A, attached at the end of this report. ,5ua5cr-7' Use Permit No. 3573 The subject property is currently developed with a one story, multi -tenant commercial center, which includes a restaurant, a take-out restaurant, a cleaners, a bank, and Albertson's Supermarket. To the northeast, across East Coast Highway, and to the southeast across Jasmine Avenue are commercial uses; to the southwest, across First Avenue, are residential uses, and to the northwest, across Iris Avenue, are residential uses and commercial uses fronting on East Coast Highway. Uu Petntit No.3573 Jmuuy 4, 1996 Page ANALYSIS SUMMARY The operational characteristics as currently exist and as proposed (changes are highlighted) are listed in the following table. Proiect Operational Characteristics Table 11 Pro osed Operation Existing Operation Hours: 6:00 a.m. to 11:00 p.m., Sunday through same Thursday 6:00 a.m. to 12:00 midnight, Friday and Saturday Gross Area (sq.ft.) 2,043 sq. ft. 2,043 sq. ft. 853 sq. ft. 300 sq. ft. Retail (sq. ft.) Kitchen, storage areas Net Public Area (Total): interior (sq.ft.) 890 sq. ft. exterior (sq.ft.) 890 sq. ft. -0- TOTAL NET PUB. AREA (sq.ft.) Required Parking: 18 to 30 Retail (853 sq.ft.) 2 spaces Restaurant (range): @ 1150 sq.ft. npa 18 + 2 for retail = 20 @ 1/40 sq.ft. npa 23 + 2 for retail = 25 @ 1/30 sq.ft. npa 30 + 2 for retail = 32 Parking Provided: Total on -site: 75 Retail Existing spaces 6 6 provided (credit) Parking number waived (Requirement is 2 spcs for retail use with 6 spcs credit for this tenant space) @ 1150 sq.ft. npa 20 - 6 = 14 spaces (waived) @ 1/40 sq.ft. npa 25 - 6 = 19 spaces (waived) @ 1/30 sq.ft. npa 32 - 6 = 26 spaces (waived) Live Entertainment YES NO Dancing NO NO The proposed restaurant facility with incidental retail use will replace an existing specialty food use, which occupies approximately 2,043 gross square feet, with seating both indoor and outdoor for 20 customers interspersed throughout the video and book collections. The applicant is proposing to expand the number of seats in the proposed restaurant with the reduction of a portion of the retail and video rental areas. The retail portion of the facility includes videos for rental and sale, compact discs and books for sale along with assorted newspaper for reading and relaxing. The restaurant currently serves a limited menu of coffee, bakery items, soups, sandwiches and desserts. There is to be no cooking proposed for the subject facility, as most of the items are heated or warmed on -site. Music will consist of an acoustic guitar and piano, will not be amplified and will be limited to a trio. Other entertainment will include poetry readings and chess tournaments and all entertainment will be conducted primarily between the hours of 8:00 p.m. and 10:00 p.m., Sunday through Thursday and 8:00 p.m. and 11:00 p.m., Fridays and Saturdays. No stage area or dancing is proposed within the dining areas. The applicant has indicated that a maximum of 4 employees will be on duty during peak hours. The site is currently occupied by a bank, a cleaners, two food service operations and Albertson's market. Neighborhood Compatibilitv The proposed restaurant facility is located in a commercial center with other food and retail uses and is also located within close proximity to residential uses across Iris Avenue. The applicant is aware of the residential uses and the sensitive nature of a restaurant with nighttime hours and live entertainment that is located near residential areas. The applicant is anticipating that the use of the live entertainment is expected to create an atmosphere of relaxation rather than that of loud noise. Staff is of the opinion that the proposed restaurant facility is a neighborhood serving use and, in most instances, is not a destination point and is anticipated serving primarily people already shopping at the center or living in the nearby residential area. Conditions of approval have been incorporated into this use permit for the use of the live entertainment, such as restricted hours, the requirement that all doors and windows be closed during its use and allowing for non -amplified music only. The applicant is in agreement with the conditions of approval regarding the proposed entertainment. Parking Demand The parking demand for this facility should not greatly increase with the proposed changes in operation at this facility, in that, the applicant is offering a limited menu that caters to the early morning breakfast customers and late evening crowds that would frequent the establishment when the bank facility and the dry cleaners are closed. The existing tenant space, if occupied by a retail use or a specialty food use, would generate a parking requirement for 9 parking spaces based on one parking space for each 250 square feet of gross floor area. As noted in the background section of this report located in Appendix A, parking spaces for the entire retail shopping center have been waived on various occasions by the Planning Commission due to the neighborhood serving characteristics of the shopping center. Staff has visited the site on several occasions during peak and non -peak hours and counted approximately 23-25 parking spaces available during those site visits. Staff is of the opinion that many of the local residents walk or bike to the shopping facility and therefore, an increase in the parking demand upon the approval of this application is not anticipated. Use Pemdt No. 3573 Jmtuary4, 199G Page 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, signage, 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. Development Standards PROPOSED REQU112EMEN) Setbacks Complies with Standards Zero setbacks on all sides; 10' adjacent to the alley per RSC-H District Development Standards Parking and traffic control Waiver of a portion of the Parking, curb cuts and number of required parking Circulation Walls (surrounding the restaurant Waiver of the requirement 6 foot high surrounding the site) of the 6 fr. high wall (see entire property attached Plans Landscaping Project will comply with the 10% of entire site, etc minimum 10% Lighting Lighting will Comply with Parking lot illumination only, the standards height and intensity Signing Signs will Comply with Compliance with 20.06 of 20.06 of the Municipal Code the Municipal Code (the the Sign Code. Sign Code Underground utilities Utilities are undergrounded all utilities to required to be undergrounded Storage Supplies will be stored inside Supplies and Refuse storage the structure and the refuse hidden from view containers will be enclosed and hidden from view As shown in the table above, the applicant requests a waiver of the development standards as they apply to parking and traffic control, and wall (surrounding the site). Staff is of the opinion that the on -site development standards as they apply to, a portion of the required parking and walls should be waived if the Planning Commission approves this application, due to the existing physical characteristics of the site. Use Permit No. 3573 January 4,1996 Pages Required Off -Street Parkine The Municipal Code requires that based on the proposed 890 square feet of "net public area" for the restaurant portion of the facility, the parking requirement could vary from 18 spaces (one parking space for each 50 square feet of "net public area") to 30 spaces (one parking space for each 30 square feet of "net public area") Staff would typically be of the opinion that this type of restaurant would generate the need for one parking space for each 40 square feet of "net public area", which would require 23 parking spaces. However, the entire shopping center is currently parked at a parking requirement of 1 parking space for each 392 square feet of gross retail use (29,393 total square feet in shopping center _ 75 existing parking spaces = 391.9 or 392 square feet). Using this parking formula, the proposed restaurant facility occupying 2,043 square footage is allocated 6 parking spaces (2,043 392 = 5.21 or 6 spaces) of the existing 75 on -site parking spaces. Allowing for the credit of 6 parking spaces (2 required for the retail portion of the facility and 4 for the restaurant), the adjusted requirement would be: 1150 square feet net public area (890) =18 - 4 spaces credit = 14 spaces to be waived 1/40 square feet net public area (890) = 23 - 4 spaces credit = 19 spaces to be waived 1/30 square feet• net public area (890) = 30 - 4 spaces credit = 26 spaces to be waived Staff is of the opinion that the waiver of 19 parking spaces for the proposed restaurant/retail facility is appropriate in this case due to the neighborhood serving characteristics of the proposed facility. Walls The addition of walls surrounding the site would impact traffic circulation and ingress/egress from the site. Therefore, the waiver of the development standards as they apply to walls should be waived. Outdoor Dining Staff has observed a few tables outside the subject establishment which the applicant was utilizing during the operation of the specialty food use.. The applicant has been advised that the outdoor dining area will not be included in this application, as the applicant may wish to apply for an Outdoor Dining Permit upon the approval of this application. 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 Use Permit No. 3573 , the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Use Permit No. 3573 January 4, 1996 Page Should the Commission desire to deny this request, the findings set forth in the attached Exhibit `B" are suggested. PLANNING DEPARTMENT r Associate Planner Attachments: Vicinity Map Exhibit "A" Exhibit `B" Appendix "A" Proposed Floor Plan Plot Plan, and Elevations Use Pemtit No. 3573 Jmuary4,1996 Page 7 EXR BIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR Use Permit No. 3573 Use Permit No. 3573 Findin s: 1. That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses.' 2. That the waiver of the restaurant development standards as they relate to perimeter walls and a portion of the required off-street parldng, will be of no fiuther detriment to adjacent properties because of the existing developed nature of the site. 3. That adequate nighttime and daytime parking will be provided for the proposed restaurant. 4. That the structure on the site was constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 5. It has been demonstrated that the peak hour traffic to be generated by the proposed restaurant will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy L-18. 6. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy L-18. 7. That proposed restaurant and other building tenants will be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on -site businesses, provision of valet parking, off -site parking, and net public area of restaurants. 8. The proposed restaurant and physical improvements are such that the approved project would not readily lend itself to conversion to a high traffic generating use. 9. The proposed uses are compatible with the surrounding area. 10. That the proposed development will not have any significant environmental impact. 11. 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. 12, That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. Use Permit No. 3573 Jmuary 4, 1996 Page 8 13. The approval of Use Permit No. 3573 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and further that the proposed modification related to the proposed signing is consistent with the legislative intent of Title 20 of this Code. CONDITIONS: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. That the hours of operation of the proposed restaurant shall be from 6:00 a.m. to 11:00 p.m., Sunday through Thursday, and from 6:00 a.m. to 12:00 a.m. Friday and Saturday. 3. That no outdoor paging system shall be utilized in conjunction with the subject restaurant. 4. That the use of live entertainment shall be limited to three non -amplified performers and an entertainment permit shall be issued by the Revenue Manager in accordance with Title 5 of the Newport Beach Municipal Code. 5. That the hours of the live entertainment use be limited to between 8:00 p.m. to 10:00 p.m., Sunday through Thursday, and between 8:00 p.m. to 11:00 p.m., Friday and Saturday nights. 6. That all exterior doors and windows shall remain closed during the use of the live entertainment; and that dancing shall not be permitted as part of the live entertainment unless an amendment to this use permit is approved by the Planning Commission. 7. That the "net public area" of the restaurant, which is devoted to dining shall be delineated in the form of a physical barrier from the retail portion of the facility and that no dining tables and chairs shall be located in the retail area. The form of physical barrier shall be approved by the Planning Department. 8. No deliveries shall take place before 8:00 a.m. and after 8:00 p.m. daily. 9. That trash pick-up shall be limited to the hours of 7:00 a.m, and 9:00 p.m. and in accordance with Chapter 20.63 of the Newport Beach Municipal Code. 10. That the development standard pertaining to a portion of the required parking (19 spaces) shall be waived. 11. That the development standards pertaining to walls shall be waived, 12. That all signs shall conform to the provisions of Chapter 20.06 of the Municipal Code. 13. That trash receptacles for patrons shall be located in convenient locations inside and outside the building and the entire site shall be maintained in a clean and orderly manner. Use Pemilt No. 3573 Jmumy 4, 1996 Page 9 14. That all mechanical equipment and trash areas shall be screened from surrounding public streets and alley and adjoining streets. 15. That where grease may be introduced into the drainage system, grease interceptors shall be installed on all fixtures in the restaurant as required by the Uniform Plumbing Code, unless otherwise approved by the Building Department and the Public Works Department. 16. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 17. That a washout area for refuse containers be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department and the Public Works Department. 18. That all improvements be constructed as required by Ordinance and the Public Works Department. 19. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 20. That all employees shall park on -site. 21. That the Planning Commission may add to or modify conditions of approval to this 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. 22. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Use Penult No. 3573 January 4, 1996 Page 10 EXHIBIT `B" FINDINGS FOR DENIAL FOR Use Permit No. 3573 FINDINGS: 1. That the proposed development is inconsistent with the General Plan, and is not compatible with surrounding residential land uses. 2. That adequate on -site parking is not available for the proposed use. 3. That the waiver of development standards as they pertain to a portion of the required off-street parking (19 spaces)) is excessive and will be detrimental to surrounding properties. 4. The approval of Use Permit 3571 will, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Use Pennit No. 3573 January 4, 199G Page II LOCATION: 3007 East Coast Highway, Lot 1, Block H, Tract No. 323 ZONE: RSC-H APPLICANT: Local Grounds, (Donald Danks, applicant),Corona del Mar OWNER: Morris Smith, Newport Beach • Environmental Compliance (California Environmental Quality Act) Determined that it is categorically exempt under Class 1 (Existing Facilities). Conformance with the General Plan and the Local Coastal Program. The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designate the site for "Retail and Service Commercial" uses. The subject restaurant is permitted under this designation. The Land Use Element allocates a maximum square footage based on a 0.3 FAR for restaurant uses. The Land Use Element has also established area specific land use policies throughout the City. These "area " policies set a floor area ratio (F.A.R.) development limit of 0.5/0.75 FAR on the subject property, and designated this commercial strip as a Specific Plan area for its preservation and enhancement, "and to minimize conflicts with the adjacent (and encircling) residential areas". When adopted, this "plan" should include appropriate design criteria and off-street parking standards for the entire area. Inasmuch as the application is for the expansion of an existing retail/Specialty Food use, a portion of the facility will be converted to a Reduced FAR with no additional square footage occurring, and so the proposal is consistent with the Land Use Element policies and guidelines. Since this property is located in the Coastal Zone, Coastal Commission approval will be required prior to issuance of any building or demolition permits. The site of the proposed restaurant/retail establishment is located in the Albertson's Shopping Center with other mixed commercial uses, including a restaurant, a specialty food use, a bank, cleaners, and the existing retail video store. To the northeast, across East Coast Highway, and to the southwest, across First Avenue, are residential uses; and to the northwest, across his Avenue, are residential uses, and commercial; uses with frontage on East Coast Highway. On August 7, 19785, the Planning Commission approved Use Permit No. 1761 to permit the establishment of a take-out restaurant (Gina's Pizza) in an existing building with 5 tables'and 20 seats in the patio area in the subject shopping center. The Commission also waived all required parking Use Permit No. 3573 Jnnuary4, 1996 Page 12 spaces. On June 16, 1977, the Planning Commission approved an amendment to Use Permit No. 1761 that permitted a closing time of 10100 p.m. where the original use permit required a closing time of 8:00 p.m. On April 20, 1978, the Planning Commission denied a request to amend Use Permit No. 1761 and permit the expansion of the restaurant with the finding that the proposed remodel would accommodate an expanded business in a shopping center which had a substantial parking deficiency. However, on June 9, 1983, the Planning Commission approved an amendment to Use Permit No. 1761 so as to permit the enlargement of the kitchen food disservice area and the installation of a glass and metal canopy over the outdoor eating area. The Planning Commission waived the additional parking that would have been required for the expansion. On December 6, 1984, the Planning Commission approved another am amendment to Use Permit No. 1761 so as to permit the service of on -sale beer and wine in the subject take-out restaurant facility. At its meeting of November 18, 1985, the Planning Commission approved Use Permit No. 1170 that permitted alterations and additions to the Albertson's Shopping Center. A use permit was required for the changes because the buildings were nonconforming with respect to parking (122 parking spaces required and only 76 spaces provided on -site). At its meeting of November 6, 1986, the Planning Commission approved Use Permit No. 3235 that permitted the subject take-out restaurant with incidental seating specializing in muffins and frozen yogurt in the shopping center. The Commission also waived a potion of the required parking spaces (21). On December 8, 1986, the City Council sustained the decision of the Planning Commission but modified conditions of approval as related to trash receptacles, food products, and restricted the number of seats to 12 seats. The findings and conditions as approved by the Planning Commission and the City Council are attached for the Commission's information. It should be noted that one of the justifications for this approval was the opinion that the limited menu did not make this a destination point and therefore in itself would not increase traffic generation or increase the demand on parking. At its meeting of December 10, 1992, the Planning Commission approved Use Permit No. 3235 (A) that permitted the establishment of a take-out restaurant with incidental seating which specializes in the sale of muffins and frozen yogurt on the subject property. Said approval also included the waiver of a portion of the required off-street parking spaces and a change in hours of operation, At its meeting of July 1, 1989, the"Planning Commission approved Use Permit No. 3355, a request to establish a commercial dry-cleaning plant in an existing dry-cleaning pick-up retail business on the subject property. Parking demand was not an issue inasmuch as the dry cleaning use would not be expected to generate any greater demand for parking than a typical retail use, and further that it was intended to service people who already utilize the existing facility and who live and work in the area. At that time, 76 on -site parking spaces existed. At its meeting of December 10, 1992, the Planning commission approved an amendment to Use Permit No. 3235 (A) to allow the take-out restaurant to expand the menu and extend the hours of operation with an increase in the number of seats. A Use Permit was required for the changes because the buildings were nonconforming with respect to parking (122 parking spaces required and only 76 parking spaces provided on -site). Use Permit No. 3573 Jwmary4, 1996 Page 13 The Land Use Element of the General Plan designates the site for "Retail and Service Commercial" uses. The subject project is a pemritted use within this designation subject to the approval of a use permit in each case. In addition, the Land Use Element of the General Plan specifies a land use intensity limit of 0.5/0,75 for the subject property. Based on this requirement, the Base Development Allocation for the site is 0.5 times the site area or 32,320± square feet (64,640± sq. ft. x 0.5 = 32,320 sq. ft.). The existing development on the site is 29,393± square feet, which is less than the required Base Development Allocation. In accordance with Chapter 20.33 of the Newport Beach Municipal Code, the establishment of .a restaurant in the RSC District is subject to the approval of a use permit in each case. In addition, Section 20.07.044 of the Newport Beach Municipal Code also provides that the conversion of a portion of an existing building, constructed prior to October 25, 1988, from a Base FAR use to a Reduced FAR shall be subject to the approval of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. Compliance With The Floor Area Ratio Ordinance In accordance with the provisions of Chapter 20.07 of the Municipal Code (Floor Area Ratio Ordinance), the base development allocation for the subject property is 0.5 FAR. As further provided in the FAR Ordinance, lawful uses of buildings constructed prior to October 25, 1988 may continue without fully complying with the requirements of the Ordinance. The FAR Ordinance further allows for the conversion of Base FAR uses (uses pemutted up to 0.5 FAR such as retail and office uses) to a Reduced FAR use (uses permitted up to a 0.3 FAR such as restaurants) such that the base development allocation for the property will be exceeded, subject to the approval of a use permit by the Planning Commission, or City Council on review or appeal, subject to all of the following findings: 1, It has been demonstrated that the peak hour traffic to be generated by the proposed uses will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy L-18. 2. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy L-18. 3. The structures on the site were constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 4. The building tenants would be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on -site businesses, provision of valet parking, off -site parking, and net public area of restaurants. 5. The proposed use and physical improvements are such that the approved project would not readily lend itself to conversion to a higher traffic generating use. Use Pemilt No. 3573 Jmumy 4, 1996 Page 14 I . . 6. The proposed uses are compatible with the surrounding area. Existing Uses On -Site: Albertson's Market 20,000 square feet 6:00 a.m. -12:00 midnight Gina's Pizza (Take-out Restaurant) 840 square feet 11:00 a.m. - 9:00 p.m. Dry Cleaners 1,200 square feet 7:00 a.m. - 6:00 p.m. daily La Fogata (Take-out Restaurant) 1,200 square feet 6:00 a.m. - 10:00 p.m. Sun. - Thurs.;6:00 a.m. - 11:00 p.m. Fri. and Sat. Bank 4,100 square feet 10:00 a.m. - 4:00 p.m., Mon- Thurs.; 10:00 a.m. - 6:00 p.m., Fridays Video/Specialty Food 2,043 square feet 6:00 a.m. - 12:00 midnight , VIC ILL J, 44 up 035`13 PE'REISRER AND PREWER OF Fm ART HEPROOLCHONS Haddad's hip grts, luc. RhChIVED By PLANNING DEPARTMENT CITY OF NFWPOar mporr JAN 0 3 ;-All o- 8�91��iu�1����i�4is Pb -11 31'z-f Ary jam/ / I�Ly�r� � / / 7�'7 / L�,�.. /qje-�.ea�w_ • g& /n /14' v / Y•� �-.P..L.�w' .i1t«c Gr�:G%,M^_�-`_- D"�I��-'�-/Ei-H--,— (/n' /I 11�/T,/ (�(/�� '� sG / --.� iJLV�f��(i`V V+ _ __L'/ '� J✓�L� !."�'1Jl dNY '!rt". 'l , 5541�,- :/ 3855 E. 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