HomeMy WebLinkAbout3300 W COAST HWY*NEW FILE*
3300 W Coast Hwy
INC FLOOR PLAN
meroia1&elopwnt
,•; T_Ln Q•n m BACKPARKING --
- -
- -
..0 V=PRraid=LIP
BYCO, INC. ENTRANCE
�+ COMMERCIAL DEVELOPMENT
OFFICE
(714) 645-2251
CAX(714)645-4137
BOO W. R W8 OFFICE
COURTYARFRIESTAURANT
�Coak
FIESTROOM9�
UGBC . CA 9266_3 �C "�
a FORMERLY
"
i AMERICAN SAVINGS BANK
ENTRANCE
,
- , - ENTRANCE
ENTRANCE
FRONT PARKING
*EST COAST HIGHWAY
1 _
e.
3300 WEST COAST HIGHWAY. NEWPORT BEACH. CA
TENANT SQ FOOTAGE
CHILI'S RESTAURANT 51730
LEASED
AMERICAN SAVINGS BANK 31100
AVAILABLE FOR LEASE
BYCO, INC. 21853
AVAILABLE FOR LEASE
OFFICE SPACE 610
AVAILABLE FOR LEASE
ACCOUSTICAL ENGINEER 525
AVAILABLE FOR LEASE'
The available spaces are divisible or can• be combined into one large Retail or
Office Suite at approximateI(,T,08 square feet.
D
4
FLOOR PLAN
BACK PARKING
BYCO, INC.
COMMERCIAL DEVELOPMENT
OFFICE
OFFICE
Z
�X
y FORMERLY
11 AMERICAN SAVINGS BANK
i
i
l
i
FRONT PARKING -
COURTYARD
WEST COAST HIGHWAY
CHILI'S
RESTAURANT
TENANT SQ F-- 000 TA _
CHILI'S RESTAURANT
59730 LEASED
3,100 ' AVAILABLE FOR LEASE
AMERICAN SAVINGS BANK AVAILABLE FOR LEASE
BYCO, INC. 2,853
OFFICE SPACE
610 AVAILABLE FOR LEASE
ACCOUSTICAL ENGINEER
525 AVAILABLE FOR LEASE
The available spaces are divisible ors
ccombined into one large Retail or
Office Suite at approximates 7,08E ,quare
FAR WORICSHEET
(for estimations onW
Subject Address: . �)P
Lot area (site area sq.ft): sq.ft.
Base Development Allocation (BDA):SO Comm sq.ft.
[0.5 x site area sq.ft.]
FAR permitted, without variance: (Al comm ' res pkg
Square footage permitted: comm res nke sq.ft.
[(A) x site area sq.ft.]
Maximum FAR allowed with variance: (B) comm res pkg
Maximum square footage allowed:
[(B) x site area sq.ft.]
PROPOSED DEVELOPMENT:
.e
(C) Base FAR use sq.ft.
{� (D) Reduced FAR use.sq.ft.
(E) Maximum FAR use sq.ft.
(F) TOTAL SQ.FT. [C+D+E]
PROPOSED FAR:
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
—(G)
` I V sq.ft. Base
9-.J Osq.ft. Reduced
COMM res sq.ft.
cI sq.ft.
sq.ft. Ste? -
sq.ft.
12 sq.ft.
[ F + site area sq.ft. ]
Weighting g Factor �
X 1.00
X 1.67
sq.ft. Maximum ' X 0.50
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
F.\WP50\JAY\FARWKSH3.D0C
Revised 11-16-90
S5730
a
' V J
Weighted Sq.Ft. 7 0 E
(GT xH) 3/�0
Hsq.ft. S 9
sq.ft.
Planning Commission Meeting September 24. 1992
Agenda Item No. 1
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit No. 1671 (Amended)( Public Hearinel
Request to amend a previously approved use permit which permitted
the establishment of a restaurant with on -sale alcoholic beverages,
tandem parking and valet parking. The proposed amendment includes:
a•request to remove the requirement for a valet parking service when
tandem parking spaces are used; a request to reduce the off-street
parking requirement of one parking space for each 40 sgft. of "net
public area" to one parking space for each 50 sq.ft. of "net public area;"
and to allow the continued use of tandem parking for employees only.
LOCATION: Parcel 1 of Parcel Map 60-23 (Resubdivision No. 425) located at 3300
West Coast Highway, on the northerly side of West Coast Highway,
easterly of Newport Boulevard, in Mariner's Mile.
ZONE: SP-5
.APPLICANT. Brinker International, dba Chili's, Dallas, Texas
OWNER: 3300 Property, Newport Beach
Application
This is a request to amend a previously approved use permit which permitted the
establishment of a restaurant with on -sale alcoholic beverages, tandem parking and valet
parking. The proposed amendment includes: a request to remove the requirement for a
valet parking -service when tandem parking spaces are used; a request to reduce the off-
street parking requirement of one -parking space for each 40 sq.ft. of "net public area" to one
parking space for each 50 sq.ft. of "net public area;" and to allow the continued use of
tandem parking for employees only. 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
under Class 1(Existing-Facilities) from the requirements of the California Environmental
Quality Act.
TO: Planning Commission - 2
Conformance with the General Plan and the
Local Coastal Program Land Use Plan
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. Restaurants are a permitted
use, subject to the approval of a use permit in each case. Inasmuch as the subject restaurant
facility is in the Coastal Zone, and this item is discretionary in nature, Coastal Commission
approval will be required.
Commercial areas inland of West Coast Highway in "Mariner's Mile", are allowed a
maximum floor area ratio of 0-5/0.75; 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 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." As
established in Section 20.07.060 of the Municipal Code, the maximum F A.R. for a
restaurant, based upon its traffic generation qualities, is held to be 0.3. The existing
structures located on the subject property contain approximately 12,450 square feet of
commercial use, on a site area of approximately 55,944 square feet with a resultant
commercial FAR of 0.22±. .
Subject Property and Surrounding Land Uses
The subject property maintains a 5,200 sq.ft. restaurant facility, a 7,250 s .ft. office ank
building and related parking areas. To the north, across Santa a Avenue, are single
family dwellings; to the east is the Newport Imports auto dealership; to the south, across
West Coast Highway, is the Harbor Club Tower and Marina; and to the west is The Arches
Restaurant.
Background
On May 17, 1973, the Planning Commission approved Use Permit No. 1671, which allowed
the construction and operation of a restaurant on the subject property in the C-2-H District
and allowed the sale of alcoholic beverages within 200 feet of a residential district. An
excerpt of the Planning Commission Minutes, dated May 17, 1973, is attached for
Commission review.
On September 5, 1974, the Planning Commission approved an amendment to Use Permit
No. 1671, which allowed an increase in the occupant load of the restaurant in conjunction
with additional off-street parking. An excerpt of the Planning Commission Minutes, dated
September 5, 1974, is attached for Commission review.
On May 8, 1980, the Planning Commission approved an amendment to Use Permit No.
1671, which allowed an expansion of ,public dining areas into adjoining office space and
e-
TO: Planning Commission - 3
open patio areas. The adjoining office space was never utilized by the subject restaurant;
however, a portion of the interior courtyard is used for dining purposes. A modification was
also requested to allow a portions of the required off-street parking to be tandem spaces
and compact spaces. An excerpt of the Planning Commission Minutes, dated May 8, 1980,
as well as Exhibit "A" from the related staff report, are attached for Commission review.
Condition No. 3 pal: the above noted amendment requires that if tandem spaces are utilized,
a valet service slitall be available at all times to provide parking service. Condition No. 3
also specifies that in the event valet parking service is not used, the back row of the tandem
parking spaces shall be physically barricaded and the "net public area" of the restaurant
facility shall be reduced to meet the approved parking requirement. This would result in
a loss of nine parking spaces (refer to attached site plan).
Condition No. 4 of the above noted amendment requires that one parking space be provided
for each 250 sgft. of net floor area for the bank/office facility until 6:00 p.m. during the
week, and that one parking space be provided for each 40 sgft. of "net public area" for the
restaurant facility. Condition No. 4 also specifies that the number of parking spaces
available on -site for the restaurant use shall determine the amount of "net public area" the
restaurant facility may utilize.
Analysis
The applicant is requesting to amend the previously mentioned Conditions No. 3 and No.
4 as required by the amendment to Use Permit No. 1671 on May 8, 1980 as follows:
1. Remove the requirement for avalet parking service when tandem parking spaces are
used, and designate the tandem spaces for use by the employees of the restaurant
only.
The applicant has indicated that the use of valet parking spaces for a moderately priced
restaurant is not suitable. Therefore, rather than forfeiting the rear nine tandem parking
spaces by barricading them when not utilizing a valet service (as required by Condition No.
3 of the most recent amendment to Use Permit No. 1671) the applicant proposes to
designate the existing 18 tandem parking spaces for employee parking only. The applicant
has indicated that the subject restaurant does employ approximately 18 employees during
the peak daytime hours. Staff has no objection to the utilization of the tandem parking
spaces as requested. Condition No. 2 has been included in attached Exhibit "A" and Exhibit
"B" to reflect this request.
2. Reduce the off-street parking requirement of one parking space for each 40 sq.ft. of
"net public area" to one parking space for each 50 sq.ft of "net public area"
In accordance with Section 20.30.035 of the Municipal Code, the Planning Commission may
increase or decrease the parking requirement for a restaurant within the range of one
parking space for each 30 sq.ft. to one parking space for each 50 square feet.
.-
TO: Planning Commission - 4
rkine Reauirement for Remaim
In addition to the subject restaurant, the site is occupied by office uses occupying 3,950 sgft.
and a vacant bank suite occupying 3,300 sqft., totaling 7,250 sq.ft. of bank/office uses.
Section 20.30.035 of the Municipal Code requires one parking space for each 250 sq.ft. for
such uses. Thus,, 29 required for the remaining uses on the subject site
(7,250 sgft. _ 25,0 29 parking spaces.) Said parking requirement was noted in Condition
No. 4 of the most Qo= o Use Permit No. 1671. The uses which currently
occupy the office suites operate during conventional business hours (i e. Monday through
Friday from 8:00 am. to 5:00 p.m., and closed on weekends). The vacant bank suite may
presumably be occupied by a permitted retail or, office use, -assuming the. present parking
requirement of one parking space for each 250 sq. ft., and may have a similar parking
demand to that use which it replaces.
Existing Parking Requirement for the Restaurant Use
There are a total of�parking spaces on the subject site. There az 82 arking space
available to the restaurant during the day (111 parking spaces - 29 par paces or the
remaining uses = 82 parking spaces). The existing restaurant contains 4,073 sqft. of "net
public area", and includes the indoor public areas as shown on the attached floor plan, as
well as a portion of the outdoor courtyard between the restaurant and the bank/office
building. The parking requirement for the existing restaurant, based on one parking space
for each 40 sqft. of "net public area" is 102 parking spaces (4,073 sgft. _ 40 = 101.8 or 102
parking spaces), which are available to the restaurant after'6:00 p.m. However, said parking
requirement limits the restaurant to a total of 3,280 sgft. of "net public area" during the
daytime (82 available parking spaces x 40 sgft. = 3,280 sqft.). It should be noted that
these figures include the existing tandem parking spaces.
Proposed Parking Requirement for the Restaurant Use
The -applicant proposes that Condition No. 4 of the most recent amendment to Use Permit
No.1671 be amended to allow the restaurant to provide one parking space for each 50 sgft.
of "net public area", which would require 82 parking spaces (4,073 sqft . 50 = 81.5 or 82
parking spaces). Staff has twice inspected the subject site during the noon hour, and has
observed that an average of 50 parking spaces remain vacant within the parking lot. • It
should be noted that 14 of these parking spaces are allocated for the future tenant in the
vacant bank suite (3,300 sqft _ 250 = 14 parking spaces). Therefore, an average of 36
parking spaces remain vacant for the restaurant use during the peak noon hour. It should
also be noted that staff inspections of the site were on Fridays, when the noon hour
operation is anticipated to be at its heaviest, and as such, the daytime parking demand is
determined to be slower throughout the remainder of the week.
Upon inspection of the facility, staff determined that, while there were an average of 36
vacant parking spaces available for use by the restaurant during the noon hour, there
remained approximately 10 vacant tables within the dining areas of the restaurant facility.
r-
TO: Planning Commission - 5
The bar was area was noted to be essentially empty. The -applicant has indicated that the
bar area does not do a great deal -of business during the lunch hour. - Given the fact that the
restaurant was not operating. at its. maximum capacity, possible parking demand for -the
restaurant operation at its maximum dining capacity must be taken into account for the -
daytime operation. However, had the 10 vacant tables been full, and with an approximate
demand of no more than two cars per table, the parking demand would have been increased
by 20 cars (10 vacant tables x 2 cars per table = 20 additional cars). Given the fact that
there is a pool of parking on the subject site, and the fact that there are an average of 36
vacant parking spaces that could be utilized by the restaurant during the noon hour, staff
is of the opinion that adequate parking is currently provided.. on -site -for existing .and
projected uses.
Should the Planning Commission feel that the proper parking requirement for the subject
restaurant is one parking space for each 40 sq.ft. of "net public area", as previously required
by the most recent amendment to Use Permit No.1671, the applicant is willing to physically
rope -off portions of the daytime "net public area," as shown on the attached floor plan, in
order to comply with such a requirement. The -"net public area" that would be permitted
for daytime operation based on the formula of one parking -spaces for each 40 sgft. is 3,280
sq.ft. (82 available daytime parking spaces x 40 sq.ft. = 3,280 sq.ft.) Therefore, 793 sq.ft.
would need to roped off or physically barricaded in order to comply with the- parking
formula as was previously required by the most recent amendment -to Use Permit No. 1671.
The attached floor plan denotes two areas that the applicant is willing to close during the
daytime operation (prior to 6:00 p.m.). The proposed shaded areas depict a total of 735
sq.ft. to be closed. The planter in the courtyard has mistakenly been shaded as a reduction
in "net public area." This portion of the shaded area cannot be designated as a reduction
in "net public area", inasmuch as it is not deemed a part of the "net public area" due to its
physical hindrance on the adjoining dining area. . If the Commission chooses to require a
parking ratio of one parking space for each 40 sq.ft., the applicant will be required to submit
to the Planning Department a revised floor plan showing 793 sq.ft. of closed dining or bar
area for use prior to 6:00 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'sfandards.
MINUTES
CITY OF NEWPORT BEACH
September 24, 1992
ROLL CALL
INDEX
4. That the use of tandem parking spaces for employee
parking will increase the availability of on -site parking for
patrons.
5. That the use of tandem parking spaces 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 welfare
of the City and further that the proposed modification is
consistent with the legislative intent of Title 20 of the
Municipal Code.
6. The approval of Use Permit No. 1671 (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.
CONDITIONS:
1. That the proposed development shall be in substantial
conformance with the approved plot plan and floor plan
except as noted below.
2. That the existing 18 tandem parking spaces shall be
designated for use by employees of the restaurant only, and
that restaurant employees shall park within the designated
tandem area at all times.
3. That one parking space for each 50 sq.ft. of 'het public
area" for the restaurant facility shall be provided ,on the
property.
4. That restaurant development standards pertaining to walls
shall be waived.
-4-
COU MISSIONERS
MINUTES
N� ` 01014 � M 406 \kyu
CITY OF NEWPORT BEACH
n� nnnn
Je Iemoer L'!, 177G
ROLL CALL
INDEX
5. That Coastal Commission approval shall be obtained.
6. That all applicable conditions of approval for Use Permit
No. 1671 (Amended) shall remain in affect.
7. That the hedges located on the westerly side of the westerly
driveway be trimmed to a height of 24 inches in
conformance with the City's Sight Distance Standards 110-
L.
8. That all trash areas shall be screened from view.
9. That the Planning Commission may add to 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.
10. 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.
Permit No. 3458 Public Hearin
Item N
Request to rmit the installation of an outdoor flower display
UP3458
rack in conjunc ' with a retail florist business, on property
Approv
located in the CNH ict.
LOCATION: Lots 5 an nd a portion of Lot 7, Tract
No. 4225, locate 1809 Westcliff Drive, on
the southwesterly si Westcliff Drive,
between Irvine Avenue an ver Drive, in
the Westcliff area.
-5-
y
8 c
os
Building Department
P.O. Box 1768
Newport Beach, CA 92658-8915
Permit Counter Phone No. (714) 644328813289
O SP C. FOR THIS REASON
I I DATE" N _4-`1S '
PONY NUMREH _ - -
lA 5($100)ORtF�SSjNOTeE COMPLETED IFTHE fPEAM1iLSSFOR Otg HUMORED
_ ll
_1 CERTIFY THAT w WE PERFORMANCEOFIHE WORK FOR WTOCH THIS PERMIT IS
ISSVED. i SHP11 NOT EMPLOY ANY PERSON IN AHY MNAl6R SO AS TO BECOM11ESUa
JEOTTOTHE WWi SUBJECT
To THE lawsaFfANFORtdri ANDAGRET:THATIFI
SHOULD BECOME SUBJECT TO THE RS' COMPENSATION PROWSIONS OF
KKS 3T00 OF TI1E TABOR CODE, ISM RnhYRH COMPLY W RH THOSE PROVE
IWARNVG: FNWRE TO SECURE WORKERS COMP TION COVERAGE IS UNLAWFUL AND
SHALL SUBJECT AIJ EMPLOYER TO CflIMINAI PFNALDFS AND C FOLFS UP TO O!E HUN-
DRED Txous/wD DDUARs II$5taoaao7. w noomON To THE cosr oP conwwsATwN. oAM-
�ES AS FRONDED FOR w SECTION SI06 OF T HE IADOR CODE. wrEREGT. AI.m ATTORNEYS
AGENCY
it
i CERntY THAT I HAVE READ THIS APPLICADON AND STATE THAT THE ABOVE INFORMA,
lKw IS CORRECT. I AGREETO COMPLY WnH ALL CRY AND COUNTY ORDINANCES AND STATE
LAWS RELATING TO SUIWING CONSTRUCNON. AHD HEREBY AUmOR� REPRESENTATWES
OF EISS000NTYToEIUERUPON THE ABOVHAENROIEDPROPERTY FORwSPECNONPUR-
BUILDING
PERMIT
B1'M0421
Inspection Requests Phone No. 14 644.3255
ADDRESS:
3300 8 COASt HRY
R� 1
ODESCRIPTION
HIM IHPROVEffl'M_Ii)
BLOC. FLOOfl: SURE:-
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PHONE:
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AflCHTIECT:
ADDRESS'
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—RENPORT-BEACH-pd-92fi63--?'1tf613-43p0
DESIGNER -----
PHONE:
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CONDITIONSOP-FILE-FOR-106-SQ
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LIC.NO.:
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3300 R-COAST-HHY----
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ADDRESS:
NENPORT BEACH CA 426E1—
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FIRE
APPROVAL
Ii
PLAN CHECK LT.T
By `
i
F
T
ENTEW Final Project Valuation
Regular PLAN CHECK FEES
Q
131.55
20000 Payments:
Credit erterded:
V 175.72
0.00
BUILDING PERMIT FEE
207.00
I Total Credits:
175.72
Is a CLEAN-UP DEPOSIT required? .
Yjj
300.00
y
Is EXCISE TAX required?
�y)
y
I Balacc:
1,132.73
ENTER SQ.FT. to coupute excise tax
.21 106
22.26
Adjustments
O.OD
----------- ----- -----------------
Subtotal CIP BUILDING PERMIT FEES
663.31
I
Balance Le
1 . 3
SAM. DIST. FEE A Last 2 Pus lect
Cd
49.82
49.82
05
Is MICROFILMING FEE re aired?
(Y)
4.00
y
CALIFORRIA SEISMIC SAFETY FEE
>
4.20
I
- PA f
Is DISABLED REVIEW FEE needed?7
HAEARDOOS MAT. form processing.
(Y)
Y
25.00
15.00
Y
Y
Is FAIR SHARE FEE required?
Y
y
41995
ENTER, (No. units/ rooms/ area)
4.85 106
514.10
APR
PIPE DEPT:PLAN REVIEW FEE a
(Y),
26.91
;CITY
OF NEWPORT BEACH
FIRE DEPT:IRSPECTIOH FEE
y
/
41.40•
,PLANRING:'EONIRG,PLAN CHECK.FEFt?
Y
TOTAL 'CM' PERNI4''FEES
_-
--1,353.50
HAZARDOUS h1ATERIALS
•
- _
YES
HNIQ checkad ❑
NO/
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Scale: 114'=1•-W
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