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HomeMy WebLinkAboutUP 3464 -- 1112 IRVINE AVE111111111111111111111111111111111111111111111 *NEW FILE* 1112 Irvine Ave CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 January 17, 1996 David Villalobos Hollis & Associates 550-C Newport Center Drive, Suite 190 Newport Beach, CA 92660 RE: Westcliff Shopping Center Parking Dear David: Enclosed you will find a parking history of Westcliff Shopping Center that was compiled using city records. I have also enclosed your parking sheet that you faxed to me and the recent staff report for La Salsa. Please review and feel free to call me if you have any questions. I can be reached at (714) 644-3208. Sincerely, Genia Garcia, Associate Planner 3300 Newport Boulevard, Newport Beach January 17, 1996 David Villalobos Hollis & Associates 550-C Newport Center Drive, Suite 190 Newport Beach, CA 92660 RE: Westcliff Shopping Center Parking Dear David: Enclosed you will find a parking history of Westcliff Shopping Center that was compiled using city records, I have also enclosed your parking sheet that you faxed to me and the recent staff report for La Salsa. Please review and feel free to call me if you have any questions. I can be reached at (714) 644-3208. Sincerely, GenicOlarc-, Associate Plannei USE PERMIT FILE NO. 3171(A) January 15, 1996 The following is a synopsis of the parking history in WestcliffPlaza: Application Provided On -site Parking Added/Deleted Required Parking Waived/ Cumulative Waived Deficient Surplus 1.-------- 434 433 1 2. UP 3171 434 453 20 -19 1. 3. UP 3190 457 +23 471 18/38 -14 4. UP 3171A 459 +2 494 23/61 -35 5. UP 3445 457 -2 503 9/70 -46 6. ------ 457 +18 485 0/52 -28 7. UP 3464 457 0 520 35/87 -63 S. -------- 454 -3 520 0/87 -66 9. UP3171A 454 0 523 3/90 -69 September 8, 1983, Save -On expands; 108,100 gross square feet in the center; 434 parking spaces; 1 surplus parking space. 2. October 24, 1985, Use Permit No. 3171, Katie Maguires; waived 20 of the 26 required; 434 parking spaces on -site, deficient by 19. February 26, 1986, Use Permit 3190, Heidi's frozen yogurt shop, waived 18 parking spaces, 457 parking spaces on -site; 35 parking spaces deficient. 4. April 23, 1987, Use Permit No. 3171 (Amended), Katie Maguires, waived 23 additional parking spaces; 459 spaces on -site; 35 deficient parking spaces. 5. June 4, 1992, Use Permit No. 3445, Pasta Bravo, waived 9 parking spaces; 457 on -site; 46 deficient parking spaces. 6. Heidi's Frozen Yogurt closed and Great Earth Vitamins opens in its place. 18 spaces that were waived in conjunction with the original approval were given back to the pool of parking, leaving 28 deficient parking spaces. 7. November 5, 1992, Use Permit No. 3464, Pick -Up Sticks, waived 35 parking spaces; 457 on site, 63 deficient parking spaces. c n USE PERMIT FILE NO. 3171(A) �.�, ) January 15, 1996 141! The following is a synopsis of the parking history in WestcliffPlaza: Provided On -site Parking Added/Deleted Required Parking Waived/ Cumulative Q-Ac. f Surplus •Beficient :—AXpplication Waived 1. ------ 434 433 1 2. UP 3171 434 453 20 -19 3. UP 3190 457 +23 471 18138 -14 4. UP 3171A 459 +2 494 23/61 -35 5. UP 3445 457 -2 503 9/70 -46 6. --- 457 +18 485 0/52 -28 7. UP 3464 457 0 520 35/87 -63 8. ____ 454 -3 520 0/87 -66 9, UP3171A 454 0 523 3/90 -69 1. September 8, 1983, Save -On expands; 108,100 gross square feet in.the center; 434 parking spaces; 1 surplus parking space. 2. October 24, 1985, Use Permit No. 3171, Katie Maguires; waived 20 of the 26 required; 434 parking spaces on -site, deficient by 19. 3. February 26, 1986, Use Permit 3190, Heidi's frozen yogurt shop, waived 18 parking spaces, 457 parking spaces on -site; X parking spaces deficient. 14 4. April 23, 1987, Use Permit No. 3171 (Amended), Katie Maguires, waived 23 additional parking spaces; 459 spaces on -site; 35 deficient parking spaces. June 4, 1992, Use Permit No. 3445, Pasta Bravo, waived 9 parking spaces; 457 on -site; 46 deficient parking spaces. 6. Heidi's Frozen Yogurt closed and Great Earth Vitamins opens in its place. 18 spaces that were waived in conjunction with the original approval were given back to the pool of parking, leaving 28 deficient parking spaces. 7. November 5, 1992, Use Permit No. 3464, Pick -Up Sticks, waived 35 parking spaces; 457 on site; 63 deficient parking spaces. ` 8. TODAY: There are 454 on -site parking spaces, 520 spaces are required; there are 66 deficient parking spaces.' 9. IF: La Salsa is approved, Use Permit No. 3171(A), there will be 454 on -site parking spaces; 3 more being waived (Katie McGuires's waived 23 spaces); 69 parking spaces deficient. Genia Garcia Associate Planner 1 Pending field verification of number of parking spaces by staff. IWM JAN 09 '96 03:19PM HOLLIS & ASSOCIATES P.2/2 ' WESTCLIFF PLAZA GLA Existing Parking Required PARKING ANALYSIS Actual Provided 454 Required 433 Surplus 121 *108,100 Sq. Ft. 1:260 Sq. Ft'. 108,100/250 = 432.4 or 4338paces ADDITIONAL PARKING REQUIRED For Special Use . Use Permit History Use Permit Katie McGuires Yogurt Shop Shape Up Center Pasta Bravo Pick Up Stix as -ra3 1� *8'OTenant Vacated �-v 0 Waiver 9 ,U5'Waiver 35*"* �Tdtal �44 - --/ D PARKING TO DATE 1993 Actual Provided 454 Required 433 4 90 v 4"Q-9 Surplus 21** - * 108,100 Sq. Ft. total GLA is the city recorded square footage. Actual based on tax bill/rent roll 109,707 Sq.Ft. ** Analysis shows 21 available (surplus). In addition, the City has waived a total of 44 spaces. *** Use permit for Pick Up Stix applied for 220 Sq.Ft. of outside seating at this time not in use of 35 waiver using 22 waiver to date. NOTE; Going to a 8'- 6" stall width in place of existing 9'- 0" could pick-up an additional 7 spaces. " a6�y,pRr CXTY OF NEWPORT BEACH Hearing Date: January 18, 1996 PLANNING\BUILDING DEPARTMENT Agenda Item No.: 4 33o NEWPORT BOULEVARD Staff Person: Genia Garcia NEWPORT BEACH, CA 92658 644-3208 (r4) 644-32—; PAX (714) 644-3250 Avocal Period: 14 days REPORT TO THE PLANNING COMMISSION SUBJECT: La Salsa Restaurant (La Salsa Investment, LTD, applicant) 1120 Irvine Avenue SUMMARY: Increase the interior seating capacity of the existing take-out restaurant, where conditions of approval currently limit the number of interior seats. REQUIRED APPROVALS: If desired, approve, modify or deny: • Use Permit No. 3171(Amenderi7 (Public Hearing), 1. Adequacy of On -Site Parking: Is the on -site pool of parking adequate to serve the center with the proposed increase in the seating for the subject take-out restaurant. This issue is 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. ANALYSIS SUMMARY Use Permit No. 3171 (Amended) The operational characteristics as currently exist and as proposed (changes are highlighted) are listed in the following table. VICINITY MAP SFF NA/ NO. is 1 ay. s•svti •••—+Ir •�F! N.f. Use Permit No, 3171(Amended� 1 :.N � IIHI\ :11 11 11 1' .:IIh•�`;^1 The subject property is located in the Westcliff Shopping Center which includes a Hughes Market, a Save -On Drug store, a health club, a Shell automobile service station and car wash, and a mixture of smaller commercial uses. To the north, and to the east of the WestcliffPlaza Shopping Center, across Rutland Road are residential uses; to the south, across Westcl ffDrive, is a mixture of office, retail, and other commercial uses; and to the west, across Leine Avenue, are residential and commercial uses in the City of Costa Mesa Use Permit No. 3171 Amended January 18,1996 Page 2 Proiect Operational Characteristics Table Proposed t) eraiion Existingoperation Hours: 10:00 a.m. to 10:00 p.m., Mon.-Thurs.; 7:00 a.m. to 10:00 p.m. 10:00 a.m. to 11:00 p.m., Fri. & Sat.; daily: 11:00 a.m. to 9:00 p.m., Sundays Gross Bldg Area (sq.ft.) 1,300 1,300 Net Public Area: interior (sq.ft.) 491 332 exterior (sq.ft.) 0 60 Net Public Area (Total): 491 392 Kitchen/restrooms (sq.ft.) 809 908 1,300 1,300 TOTAL (sq.ft.) Required Parking: @1150 sq. Ft. 26 26 plus one per employee 6 3 TOT L PARHING Q 32 29 Number of Spaces waived 26 23 Live Entertainment NO NO Dancing NO NO The subject take-out restaurant will replace a previous take-out restaurant with a 1,300 square foot restaurant facility specializing in the sale of"South of the Border" cuisine. The proposed 1,300 square foot take-out restaurant will occupy approximately 809 square feet of kitchen/restroom area and approximately 491 square feet of seating area. The previously approved take-out restaurant established an outdoor seating area in conjunction with the indoor seating area, which was to be for the exclusive use of the previous tenant's customers. The outdoor seating area was limited to 60 square feet and the Planning Commission placed a limitation on the number of seats of 13 seats indoor and 16 seats in the outdoor seating area. The previous tenant exercised the use of the outdoor seating area for a brief time, but had been operating within the tenant space until the business closed in 1995. The new tenant is wishing to eliminate the exclusive outdoor seating and move those seats to the interior of the restaurant for a total seating count of 29. There are no other changes to the previous Use Permit with the exception of the addition of one hour to the Friday and Saturday closing time of 11:00 p.m. instead of 10:00 p.m. During peak hours, there will be a maximum of 6 employees working at the facility. Use Permit No. 3171 Amended January 18, 1996 Page 3 Off -Street Parking Section 20.30.035 B of the Municipal Code requires one parking space for each employee on duty during peak hours and one parking space for each 50 square feet of gross floor area within a take-out restaurant facility unless modified or waived by the Planning Commission in accordance with Section 20.72.130 of the Municipal Code. Based on a gross floor area of 1,300t square feet and a maximum of 6 employees on duty during peak hours, a total of 32 parking spaces• would be required (1,300t sq.ft. + 50 = 26 spaces; 26 + 6 employees = 32 spaces). Inasmuch as the previous Use Permit No. 3171(A) was approved with the requirement of 29 parking spaces (1300t sq. ft. + 50 = 26 spaces; 26 + 3 employees = 29 spaces) and a waiver of 23 of the 29 spaces, staff is of the opinion, that the proposed restaurant facility will not increase the parking demand. A slight increase in the parking demand will be as a result of the addition of 3 employees during peak hours (the previous take-out had 3 employees during peak hours). The previous approval also waived all of the additional required spaces (above that required for retail use; 1300t sq. ft. + 250 = 5.2 or 6 spaces) as the subject restaurant facility generally attracts customers who are visiting, working or living in the vicinity and is therefore, not a destination point in itself. Minutes from the Planning Commission.meeting of April 23, 1987, are attached for the Commission's review. Staff is of the opinion that adequate parking is available on -site in the parking pool, and the relocation of the exterior seats to the interior of this restaurant facility, will not result in an overall increase in the demand for parking spaces. Restaurant Development Standards Chapter 20.72 of the Municipal Code contains development standards for restaurants, as outlined below, 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 thanwill the strict compliance with the standards. Development Standards PROPOSED REQU"1 MT Setbacks Complies with RSC-H 15' front setback only or per District Standards Districtin Ma s Parking and tra1ccontrol Waiver of a portion of the Parking, curb cuts and number of required parking, Circulation Complies with regmts, for curb cuts and circulation Use Permit No. 3171 Amended January 18,1996 Page 4 PROPO R1;Qi REM13N f Walls (surrounding the restaurant Complies with the 6 foot lu surroundingthe site) requirement entire property Landscaping Complies, Project will 10% of entire site, etc comply with the minimum 10% Lighting Complies, Lighting, will Parking lot illumination only, Comply with 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 underground all utilities to required to be underground 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. Staff is of the opinion that the on -site development standards as they apply to a portion of the required parking should be waived if the Planning Commission approves this application, due to the existing physical characteristics of the site. Specific Findings and Recommendations Section 20.80.060 of the 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 are set forth in Exhibit "A Use Permit No. 3171 Amended January 18, 1996 Page 5 PLANNING DEPARTMENT By Genia Garcia Associate Planner Attachments: Exhibit "A" Exhibit `B" Appendix Minutes from Planning Commission Meeting April 23, 1987 Proposed Floor Plan Plot Plan, and Elevations Use Permit No. 3171 Amended January 18, 1996 Page 6 E,XMIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR Use Permit No. 3171 (Amended) Findin s: That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with the surrounding land uses. 2. That the project will not have any significant environmental impact. 3. That the proposed take-out restaurant use can be adequately served by existing on -site parking, inasmuch as the proposed facility is located in a shopping center with a large pool of parking. 4. That the waiver of development standards as they pertain to a portion of the required off-street parking (26 spaces), will be of no further detriment to adjacent properties because of the existing developed nature of the site and the previous approval for exclusive outdoor seating. 5. That the approval of Use Permit No. 3171 (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 to the general welfare of the City. Conditions: 1. That the proposed development shall be in, substantial conformance with the approved site plan and floor plan, except as noted in the following conditions. 2. That the development standard pertaining to a portion of the required parking (26 spaces) shall be waived. 3. That the hours of operation shall be limited between the hours of 10:00 a.m. and 10:00 p.m. Sunday through Thursday, and 10:00 a.m. and 11:00 p.m.. Fridays and Saturdays, and that any increase in hours shall be subject to the approval of an amendment to this use permit. 4. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. 5. That all trash areas and mechanical equipment shall be shielded or screened from public streets and adjoining properties. Use Permit No. 3171 Amended January 18, 1996 Page 7 6. That grease interceptors shall be installed on all fixtures in the take-out restaurant where grease may be introduced into the drainage systems in accordance with the Uniform Plumbing Code, unless otherwise approved by the Building Department and the Public Works Department. 7. 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. 8. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 9. That the project shall comply with State Disabled Access requirements. lo. That all signs shall conform to the provisions of Chapters 20.06 ofthe Municipal Code and that no temporary "sandwich" signs shall be permitted, either on -site or off -site, to advertise the take-out restaurant facility. 11. That employees shall park their vehicles on -site at all times. 12. That no tables located outside the facility shall be used exclusively by customers of the subject restaurant but shall remain available for use by the general public at all times. 13. That trash generated by the subject facility shall be screened from view from adjoining properties except when placed for pickup by refuse collection agencies. 14. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 15. That alcoholic beverages shall not be permitted unless an amendment to this use permit is approved by the Planning Commission. 16. That no live entertainment or dancing shall be permitted in conjunction with the proposed use unless an amendment to this use permit is approved by the Planning Commission. 17. 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. 18. 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 Permit No. 3171 Amended January 18,1996 Page 8 EXHIBIT ` W' FINDINGS FOR DENIAL FOR USE PERMIT NO. 3171 AMENDED Findin s: 1. That the proposed take-out restaurant represents an intensification of use that will result in an increased parking demand for the area. 2. That approval of the request to waive 26 of the 32 parking spaces required -in conjunction with the proposed take-out restaurant facility as set forth in the Municipal Code would be detrimental to adjacent properties or improvements. 3. That the subject property does not provide adequate off-street parking for the proposed restaurant facility. 4. That the approval of Use Permit No. 3171 Amended 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 of such proposed use, and be detrimental or injurious to property or improvements,in the neighborhood and the general welfare of the City. Use Permit No. 3171 Amended January 18, 1996 Page 9 APPENDIX _`_`A" LOCATION: Lots 4 and 17, Tract No. 4824, located at 1120 Irvine Avenue, on the northeasterly comer of Irvine Avenue and Westcliff Drive, in the Westcliff Plaza Shopping Center. ZONE: RSC-H APPLICANT: La Salsa Restaurant (La Salsa Investment, Ltd, applicant), Mssion Viejo OWNER: The Irvine Company, Newport Beach • Environmental Compliance (California Environmental Quality Act) Determined that it is categorically exempt under Class I (ExistingFacilities). Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Retail Service Commercial" uses. A take-out restaurant is considered a support retail use, a permitted use within this designation. 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 0.3 FAR on the subject property. Given that the application is for a renovation of an existing building, the proposed development is consistent with the requirements of the Land Use Element of the General Plan policies and guidelines. Background The following is a chronological description of the use permit and parking requirement history for the WestcliffPlaza Shopping Center: The City Council, at its meeting of September 11, 1962, approved Tract Map No. 4824, creating the 17 lots in the Westcliff Shopping Center. Lots No. 1 through l6 contain commercial uses, and Lot No. 17 consists of the common parking lot and related vehicular access drives for said commercial lots. The map was recorded on December 27,1962, The WestcliffPlaza shops were then developed on the site. On May 2, 1963, the Planning Commission approved Use Permit No. 947, which permitted the establishment of a service station on the subject property. On April 6, 1967, the Planning Commission approved Use Permit No.1255, which permitted the expansion of the existing station. On September 8, 1983, the Planning Commission unanimously approved Lot Line Adjustment No. 83- 1, which was a request to relocate certain lot lines in Tract No. 4824 in order to permit the expansion Use Permit No. 3171 Amended January 18, 1996 Page 10 tf of the Save -On Drug store. Upon the completion of the Save -On expansion WestcliffPlaza contained 108,1001 square feet of retail and office space and 434 parking spaces. Based on Section 20.30.035 of the Municipal Code, the retail and office uses would have generated a demand for 433 parking spaces (108,100 sq.ft. divided by 250 = 432.4, or 433 parking spaces). The Westcliff Plaza parking lot had 434 parking spaces at that time. Thus, there was one surplus parking space (434 - 433 =1 space). On October 24, 1985, the Planning Commission approved Use Permit No. 3171, which permitted the establishment of a 1,3001 sq.ft. take-out restaurant specializing in baked goods on the subject property, Katie Maguires. The Planning Commission waived any requirement for parking in addition to that required for the previously existing retail use with the finding that the take-out restaurant did not represent an intensification of use that would generate an increased demand for parking. On February 26, 1986, the Planning Commission approved Use Permit No. 3190 which permitted the establishment of a take-out frozen yogurt shop within the Westcliff Plaza Shopping Center. The Planning Commission made the finding that the proposed facility would adequately be served by the on -site parking. The required parking for the facility was determined to require 18 additional parking spaces over the 4 parking allocated to the retail tenant space. The total on -site parking at that time was 457 parking spaces, which resulted in a surplus of 6 parking spaces. On April 10, 1986, the Planning Commission approved Use Permit No. 3193, which was a request to permit the construction of an automatic car wash with gasoline sales on the subject property. The applicant subsequently redesigned the plans for the facility and submitted for an amendment to Use Permit No. 3193. On August 8, 1986, the Planning Commission approved Use Permit No. 3193 (Amended), a request to amend a previously approved use permit which permitted an automatic car wash facility with gasoline sales on the site. The proposed amendment requested to modify the previous approval by relocating the car wash structure and changing the on -site circulation and parking plan. The approval also included a modification to the Zoning Code so as to allow signs that exceeded the size and number permitted. At its meeting of April 23, 1987, the Planning Commission approved an amendment to Use Permit No. 3171, a request to expand the indoor seating from 12 to 13 seats and to establish and outdoor eating area in front of the restaurant which consisted of 4 tables with 16 chairs. The proposal also included a request to waive the additional 23 parking spaces that were required for the approval of this application. At that time, the parking pool had 459 existing parking spaces. At its meeting of September 9, 1989, the Planning Commission approved Use Permit No. 3359, a request to approve the establishment of a personal fitness training facility offering: one on one personal fitness training, aerobics, member use gym, tanning and retail shop for exercise and active wear apparel on the subject property. The proposal also included an Exception to the Sign Code so as to allow the installation of two identification wall signs where the Zoning Code allows only one wall sign for each business in a multi -tenant building. A specific parking requirement was not established for this facility. Use Permit No. 3171 Amended January 18, 1996 Page 11 At its meeting of June 4, 1992, the Planning Commission approved Use Permit No. 3445, a request to permit the establishment of an outdoor restaurant with incidental interior dining with on -sale beer and wine on property located on the site; and a request to waive a portion of the required off-street parking spaces. The approval included a waiver of 9 of the required parking spaces and utilized the remaining 6 surplus parking spaces and the 8 available parking spaces allocated to the tenant spaces for a total of 14 parking spaces. At that time there were 457 parking spaces existing on -site, with no available surplus. Subsequent to the filing of Use Permit No. 3445, Heidi's Frozen Yogurt located at 1130 Irvine Avenue closed and Great Earth Vitamins, a retail establishment, opened in its place. Inasmuch as the tenant space formerly occupied by Heidi's Yogurt was only 930 square feet, it would now be classified as a specialty food establishment and would not incur any more restrictive parking requirements than a retail use. Therefore the 18 parking spaces required as additional parking by Use Permit No. 3190 can be returned to the pool of available parking, thereby establishing a requirement of 439 parking spaces for the shopping center (108,100 sq.ft.+ 250 = 433 spaces + 6 spaces for Use Permit No. 3445, Pasta Bravo = 439 total spaces). Use Permit No. 3190 is now null and void due to the interim use occupying the former tenant space and the reinstatement of a similar food service would generally require an application for a specialty food service permit. At its meeting of November 5, 1992, the Planning Commission approved Use Permit No. 3464, a request to permit the establishment of a take-out restaurant with on -sale beer and wine and a combination of indoor and outdoor dining and a request to waive a portion of the required off-street parking. All additional parking for the proposed use were waived and the parking requirement was no more restrictive than that of a typical retail use. Therefore, the overall parking requirement for the shopping center did not increase beyond the 439 spaces mentioned previously. The proposed take-out restaurant contains approximately 1,3004: gross sq.ft. and consists of a dining area, restrooms, officetstorage area and kitchen and related service areas. As may be seen on the attached floor plan, the expansion to allow for additional seating, will add approximately 16 additional seats to the interior of the existing facility. The applicant is proposing to remain open for an additional hour on Fridays and Saturday evenings until 11:00 p.m. Staff has no objections to this increase in hours. During peak hours, there will be a maximum of six people employed at the facility. The existing outdoor dining area is for the non-exclusive use of this food establishment, shopping center tenants and the public. Use Permit No. 3171 Amended January 18, 1996 Page 12 COMMISSIONERS ROO ff ya f� t^y 9y CITY OF NEWPORT BEACH MINUTES April 23, 1987 INDEX ROLL CALL : development shall be in substantial confor- with the approved plot plan, floor plans, evations except as noted below. a 1 previous applicable conditions of ap- \Thata Use Permit No. 689 (Amended) as ap- by he Planning Commission on April 24, shall b fulfillethe sub3 c convalescenthospital shall be ed to a,maxim 59 beds. \of t� 4. That a minimum of 25 o-site parking spaces shall be provided. 5. That the Planning Commissi'r,, may add or modify conditions of approval to tft�F use permit, or recommend to the City Council e revocation of this use permit, upon a determi �tion that the operation which is the subject of tfii,, use permit, causes injury, or is detrimental toe health, safety, peace, morals, comfort, or gener welfare of the community. 6. This use permit shall expire unless exerc ed within 24 months from the date of approval specified in Section 20.80.090 A of the Newport * x � Use Permit No. 3171 (Amended) (Public Hearing) Item No.2 Request to amend a previously approved use permit which UP3171A permitted the establishment of a take-out restaurant with incidental seating on property located in the Approved C-0-H District. Said approval also included a waiver of a portion of the required off-street parking spaces. The proposed amendment involves a request to expand the indoor seating from 12 seats to 13 seats; and to establish an outdoor eating area in front of the restaurant which consists of 4 tables with 16 seats. The proposal also includes a request to waive the additional required off-street parking spaces. -4- IN COMMISSIONERS MINUTES April 23, 1987 CITY OF NEWPORT BEACH ROLL CALL INDEX LOCATION: Lots 4 and 17, Tract 4824, located at 1120 Irvine Avenue, on the northeasterly corner of Irvine Avenue and Westcliff Drive, in the Westcliff Plaza Shopping Center. - ZONE: C-O-H APPLICANTS: Yvonne Poli and Mary Jo Casino, Newport Beach OWNER, The Irvine Company, Newport Beach The public hearing was opened in connection with this item, and Mary Jo Casino, and Yvonne Poli, applicants, appeared before the Planning Commission. They stated that they concur with the findings and conditions in Exhibit "A". There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion x Motion was made to approve Use Permit No. 3171 (Amended) subject to the findings and conditions in Exhibit "A". Commissioner Winburn stated that the proposed expansion of an outdoor eating area consisting of tables, chairs, and umbrellas will add a great deal to the shopping center, and she commented that said expansion should help stop the skateboarders and bicyclists who ride on the sidewalk area. Chairman Person concurred that the shopping center has improved greatly within the past six months. Motion voted on to approve Use Permit No. 3171 (Amended) subject to the findings and conditions in All Ayes Exhibit "A". MOTION CARRIED. FINDINGS: 1. That the existing and proposed use is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. The expanded seating and outdoor eating area will not have any significant environmental impact. 3. That the waiver of the development standards as they pertain to a portion of the required number of parking spaces, will not be detrimental to adjoining properties. -5- 1A �Z Fal 1~1 ...w fml%* m m Z v m C C m m mwq G) v Westeliff Plaza I Ns :O . M1� , ?ou 7W (Wf ! „ it (7 v Hughes El Rancho Market nano i Rutland Road 191 V;I I I R Gas, 40 Irvine Avenue Sav-On I eat, d Drug Store "2 a 214M Sere/ Service stwin ZIN, Ib CO 0 jer 24, 1985 MINUTES MI" xx c o f y v > v m z c m y m z m a `Z a W Z r m 2 °; ° a m o m> r m °City of za z az'^ m Beach utilized for vehicular storage and that the commercial parking spaces shall not be enclosed with garage doors. 17. T 's use permit shall expire unless exercised wit 'n 24 months from the date of approval as speci 'ed in Section 20.80.090 A of the Newport Beach icipal Code. 18. That the p posed greenhouse shall be eliminated from the pla or be redesigned so as to meet the basic height li 't of 26 feet. NO. 737 FINDINGS: 1. That the map meets the re!'rements of Title 19 of the Newport Beach Municipal ode, all ordinances of the City, all applicable neral or specific plans and the Planning Commis 'on is satisfied with the plan of subdivision. 2. That the proposed resubdivision esents no problems from a planning standpoint. CONDITIONS: 1. That all the conditions of approval of ResubdO sion No. 737 be fulfilled as approved by the Ci Council -on January 24, 1983. x * w Use Permit No. 3171 (Public Hearing) Request to permit the establishment of a take-out restaurant with incidental seating on property located in the C-O-H District. The proposal also includes a request to waive a portion of the required off-street parking spaces. LOCATION: Lots 4 and 17, Tract No: 4824, located at 1120 Irvine Avenue, on the north- easterly corner of Irvine Avenue and Westcliff Drive, in the Westcliff Plaza Shopping Center. Item No.4 UP3171 Approved Condition- ally -16- Motion Ayes C OAVAISSIONERS x 0 �o f 9 p v m z c m y m z m 9 9 z n z C Z 0 0; O O M m Q m> M M Z 9 Z S Z T m ix or. jer 24, 1985 City of Newport Beach ZONE: C-0-H APPLICANTS: Yvonne Poli and Mary Jo Casino, Newport Beach OWNER: The Irvine Company, Newport Beach MINUTES The public hearing was opened in connection with this item, and Yvonne Poli, 6 Snapdragon, Irvine, and Mary Jo Casino, 915 Chestnut Place, applicants, appeared before the Planning Commission, stating that they concur with the findings and conditions of approval in Exhibit "A". Commissioner Eichenhofer commented that there have been previous complaints from dress salons adjacent to cooking establishments when the choking odors have come into the dress salons. The applicants stated that the venting system for their establishment is over the roof of the building. Mr. Hewicker stated that stores' air conditioning and fan systems bring the cooking odors back into the building. In response to Commissioner Winburn, the applicants stated that Katie McGuire's Pie and Bake Shop is a franchise. The public hearing was closed at this time. Motion was made to approve Use Permit No. 3171, subject to the findings and conditions of approval in Exhibit "A". Motion voted on, MOTION CARRIED. FINDINGS: 1. That the proposed use 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 environ- mental impact. 3. That the waiver of the development standards as they pertain to walls, landscaping, utilities, and a portion of the required number of parking spaces, will not be detrimental to adjoining properties. -17- /J COMMISSIONERSI `- 'amber 24, lees MINUTES xx c o z a v v m z c m > m z m A A z r m 2 s m O O O m j z A z A z T m of Newaort Beach ROLL CALL I I I ( I I I I I INDEX 4. That the proposed take-out restaurant does not represent an intensification of use that will result in an increased demand for parking. 5. That the Police Department has no objections to the establishment of the proposed take-out restaurant. 6. The approval of Use Permit No. 3171 will not, under the circumstances of this case, be detri- mental 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. CONDITIONS: 1. That development shall be in substantial confor- mance with the approved plot plan and floor plan. 2. That a trash compactor shall be installed in conjunction with the proposed use. 3. That all signs shall conform to the provisions of Chapters 20.06 of the Municipal Code. 4. That the development standards pertaining to walls, landscaping, utilities, and a portion of the required parking spaces shall be waived. 5. That--the-restaurant's hours- of operation shall be restricted to the hours between 7:00 a.m-. and 10:00 P.M. daily. 6. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accgXdance with the provisions of the Uniform Plumbing Code. 7. 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, unless otherwise approved by the Building Department. 5TO CUMMISSIUNERS xx C O 2 F y 9 v m Z C m a m 2 m D D= O 3 'C 2 W o 3 0 0 D m O m a T T 2 D = D S T m W fiber 24, 1985 of Newaort Beach B. That all mechanical equipment and trash areas shall be screened from Irvine Avenue and adjoining properties. 9. That no on -sale or off -sale of alcoholic beverages shall be permitted, unless an amended use permit is approved. 10. That the Planning Commission may add to or modify conditions of approval of 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. 11. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. • * r est to permit the establishment of a take-out re_ :rant with on -sale beer and wine and incidental seat on property located in the C-1 District. The proposal lso includes a request to waive a portion of the-requir off-street parking -spaces for the subject restaurant. LOCATION: A rtion of Lots 21 and 23 and all of Lot Block 23, Newport Beach Tract, locate t 123 - 23rd Street, on the northwest y side of 23rd Street, between West cean Front and West Balboa Boulevard in t McFadden Square Area of Central Newport. ZONE: C-1 APPLICANT: Carm's Coneys, Newport Be OWNER: Paul Heussenstartm, Newport Chairman Person commented that the Planning Commit has received and read letters from Larry R. and I S. Hein, and Shirley Porter in opposition to the -19- MINUTES Item No.5 Approved Condition- ally / .a- COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS , Telephone: 644-3200 Bv:Genia Garcia, Associate Planner By:Marc Myers,, Associate Planner Date: 1A: 7� Address: Plan Check No:—Z / 7,�6� By:Christy Teague, Associate Planner By: Districting Map No. Dessccrippv�tio�nJ of Project:_ Zone\General Plan Land Use Proposed Corrections Required: ! /-7 Legal Description: Lot Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,480. Covenant required. Please have owner's signature notarized on the attached document and return to me. 4 r/ Lot Size/Tenant Sq. Footage Required Setbacks Front FAR WORKSHEET Left Side _Rear Lot area (site area sq.ft.): sq.ft. Base Development Allocation (BDA): comet sq.ft. 10.5 x site area sq.ft., unless otherwise specified in Land Use Element] FAR permitted, with/without variance: (A) comm res pkg Square footage permitted: comm res pkg sq.ft. ((A) x site area sq.ft.) PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced EAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+E] Sq.ft. sq.ft. sq.ft. sq.ft. PROPOSED FAR: [ F + site area sq.ft. ] PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor Weighted Sq.Ft. (G) (H) ( G x H ) sq.ft. Base X 1.00 sq.ft. sq.ft. Reduced X 1.67 sq.ft. sq.ft. Maximum X 0.50 sq.ft. TOTAL WEIGHTED SQ.FT.(May not exceed BDA) �— Provide tissue overlay of calculations to verify provided square footage. Parking (Indicate number of stalls provided) Total On -Site Parking Required Provided Dimension building height as measured from natural maximum ridge roof height Show natural grade line on all elevations grade to midpoint and Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Fair Share Contribution San Joaquin Hills Transportation Corridor Fee SPECIAL APPROVAL REQUIRED THROUGH: Please indicate any discretionary approval numbers on the plans and incorporate the attached; excerpt of minut:.j and list of findings and conditions into the blueline drawings r approval letter into the blueline drawings s- Modifications Committee: Indicate Approval No. on Bluelines Modification required for Planning Commission/City Council: _ Use Permit: No. Variance: No. 71 Resubdivision/Tract: No. �j' Site Plan Review: No. Amendment: No. Other Public Works: Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plans Building Department: Grading Engineer Parks Department: Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal Development Permit! No. Effective Date: Waiver/Exemption: No. Effective date: REMARKS: NOTE: It is the responsibility of the applicant to circulate his plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644- 3200. [0RM\CQW-Z0N.00R Rev. 7/95 0 " " f@QOM FINISH SCHEDULE AREA FLOOR BASE NtALLS GEILINC7 REMARKS OFFICE QUARRY TILE OVARRY TILE ENAMEL. PAINTED LAY -IN, T-BAR DRYWALL PANELS ALL ` ACM TO BE SMOOTH, EASILY STORAGE AREA JANITOR P.R.P. WALK-IN COOLER STUCCO ENAMEL WHITE ENAMEL ALUMI" PANELS GLEANABLE, LIGHT -IN -COLOR, AND PION-A55ORMT PREP. AREA F.R.P. LAY -IN, T-BAR PANELS ALL FLOORING AND 4" OR 6" BASE TO BE GONTIM)a NU A B/6" RADIU5 COVE POT AASHIN6 i DISPLAY COOKIN6 CERAMIC TILE SERVICE/ BEV. AREA DECORATIVE TILE 6" TOPSET DINING ENAMEL PAINTED TEXTURED DRYWALL NOTE: COORDINATE LOCATION OF FIXTURES WITH ID. DRAWINGS FOR TILE PATTERNS LIGHTING LOCATIONS 8 5OFFIT5. AI NOTE: CUSTOMER EATING AND DRINKING UTENSILS SHALL BE OF THE 51NGLE-5ERVIGE TYPE. ( ALL DISPOSABLE ) ALL SELF-SERVICE BEVERAGE DISPENSERS SHALL BE OF THE PUSH BUTTON TYPE. THE MAXIMUM NUMBER OF EMPLOYEES TO BE WORKING DURING THE BUSIEST SHIFT SHALL BE ( 4) FOUR. THE WATER HEATER 5HALL HAVE A MIN. ENERGY INPUT RATING OF 6kW , AND WILL BE LOCATED ABOVE THE RE5TROOMS IN ATTIC SPACE. (3 DD Sj D GENERAL NOTES 1. ANY DISCREPANCIES BETWEEN PLANS, BUILDING, AND LOCAL CODE - REQUIREMENTS THAT MAY EFFECT THE INSTALLATION. FABRICATION, - OR OVERALL WORK IN ANY WAY SHALL BE BROUGHT TO THE ATTENTION OF THE FOOD SERVICE EQUIPMENT CONTRACTOR IMMEDIATELY BY GENERAL CONTRACTOR. - - 2. GENERAL CONTRACTOR TO PROVIDE AND INSTALL LEVEL PLATFORM ON ROOF FOR COMPRESSORS AND EXHAUST AND MAKE-UP MR FANS, (VERIFY LOCATION). - 3. GENERAL CONTRACTOR TO PROVIDE AND INSTALL ROOF JACKS FOR REFRIGERATION LINE PENETRATION THRU ROOF. (VERIFY LOCATION WITH REF. CONTRACTOR). - -- 4. GENERAL CONTRACTOR TO PROVIDE AND INSTALL LOVER(S) FOR - COMPRESSOR(S) LOCATED OUTSIDE ON ROOF, FLASHED AND SEALED - TO MEET ALL CODES. 5. GENERAL CONTRACTOR TO PROVIDE DUCT SHAFT(S). OPENINGS) THRU WALLS, CEILING, AND ROOF FOR EXHAUST AND MAKE-UP AIR DUCTS WITH YXG' ON EDGE CURB ON ROOF, FLASHED AND SEALED TO MEET ALL CODES. 6. GENERAL CONTRACTOR SHALL. PROVIDE AND INSTALL BLOCKING AN ' WALLS, FOR MOUNTING WALL SHELVES, POT RACK, DISPLAY - HOSE REEL(S), ETC., AS SHOWN ON PLANS. 7. ALL HORIZONTAL DIMENSIONS ARE FROM FINISHED FACE OF WALL r TO FINISHED FACE OF WALLS OR CENTERLINE OF COLUMN. " B TOP OFTWALL IORNWALL OPENING. FINISHED FLOOR TO FINISHED i I PM 9 ALL WALLS IN CONTACT WITH OR WITHIN 6" OF COOK NG EQUIPMENT ; SHALL BE CONSTRUCTED OF HEAT PROOF, NON-COMBUSTIBLE MATERIALS. - 10. WHERE REQUIRED, SPRINKLER HEADS IN WALK-IN FREEZER WILL BE PROVIDED BY AND PROTECTED AGAINST FREEZING BYGENERAL CONTRACTOR. .. 11 IT SHALL BECOME THE RESPONSIBILITYOF THE OWNER, ARCHITECT, - ENGINEERS. AND OR GENERAL CONTRACTOR TO INSURE THAT THE FOOD SERVICE QUIPMENT CONTRACTOR RECEIVES COPIES OF ALL ADDENDUMS AND CHANGES TO THE BUILDING, PLANS, PRIOR TO. OR - DURING CONSTRUCTION WHEREAS, ADDENDUMS AND //OR CHANGES_ EFFECT ANY AREAS PERTINENT TO THE FOOD ANb BEVERAGE' PORTION. 12.' GENERAL CONTRACTOR TO VERIFY STRUCTURAL INTEGRITY OF ROOF SUPPORTING ALL FOOD SERVICE EQUIPMENT SUCH AS COMPRESSOR RACKS. EXHAUST AND MAKE-UP AIR SYSTEMS, AIR CONDITIONING. .. ETC. RESTROOM HANDICAPPED NOTES. 1. A CLEAR SPACE 6T IN DIAMETER AND 27' HIGH OR SB"X6S WITH It MAXIMUM INTRUSION BY DOOR SHALL BEPROVIDEDIN RESTROOM. 2. TOILET FACILITIES AND AT LEAST ONE TOILET COMPARTMENT SHALL BE CLEAR AND UNOBSTRUCTED BY DOOR SWING. GRAB BARS AND SIMILAR ITEMS OF NOT LESS THAN 32". 3. 48" MINIMUM CLEARANCE SHALL BE PROVIDED IN FROM OF TOILET STOOL 4. A CLEAR SPACE OF 3-T WIDE BY 4T DEEP SHALL BE PROVIDED IN FRONT OF URINALS AND LAVATORIES. 5. GRAB BARS SHALL BE PROVIDED ON TWO SIDES OR ONE SIDE AND THE BACK OF AT LEAST ONE TOILET COMPARTMENT. 6. AT LEAST ONE MIRROR SHALL BE INSTALLED SO THAT BOTTOM OF MIRROR IS WITHIN 40" OF FINISHED FLOOR. 7. URINALS TO BE FLOOR LEVEL OR AT LEAST ONE WALL HUNG AT 19" MAXIMUM HEIGHT, MEASURED TO TOP EDGE OF BOWL ABOVE FINISHED FLOOR. MISCELLANEOUS NOTES 1. ALL PUBLIC USE AREAS ARE TO BE PROVIDED WITH HEATED AND REFRIGERATED AIR CONDITIONING DESIGNED TO PROVIDE A POSITIVE PRESSURE AT OUTSIDE DOORS. (PROVIDED AND INSTALLED BY H.V.A.C. CONTRACTOR. 2. WHEN SOUND/MUSIC SYSTEM(S) ARE INSTALLED, ELECTRICAL CONTRACTOR TO PROVIDE CIRCUITS AND MAKE ALL NECESSARY ELECTRICAL HOOK-UPS. 3. - WHEN CALL LIGHT SYSTEM IS IN FOOD SERVICE EQUIPMENT CONTRACT, ELECTRICAL CONTRACTOR TO MAKE COMPLETE INSTALLATION OF CONTROL PANEL(S), ILLUMINATED NUMBER PANEL(S), AND INTER -CONNECTING CABLES. HEALTH DEPARTMENT NOTES 1. ALL EQUIPMENT IS TO BE CONSTRUCTED AND INSTALLED PER THE REQUIREMENTS OF THE COUNTY'S BOARD OF HEALTH (DIVISION OF: ENVIRONMENTAL HEALTH). ACCEPTANCE OF THESE PLANS BY THE' COUNTY'S BOARD OF HEALTH IS SUBJECT TO FlNAL INSPECTION BY ' SAID AGENCY. R.W. SMITH & CO_ ASSUMES NO RESPONSIBILITY FOR ' ANY ADDITIONAL EQUIPMENT, TRIM, OR LABOR REQUIRED TO MEET` ' ANY UNFORSEEN REQUIREMENTS THAT MAY ARISE FROM THE, INSPECTION.' - e- U SANITATION NOTES x 1. POT SINK TO HAVE TWO DRAINBOARDS MINIMUM IS" EACH WITH TWO COMPARTMENTS LARGE ENOUGH TO HOLD LARGEST POT AND A 10" HIGH BACK SPLASH. (PROVIDED BY FOOD SERVICE EQUIPMENT CONTRACTOR). _ 2. UNDERBAR SINKS TO COMPLY WITH LOCAL HEALTH DEPARTMENT - CODE REQUIREMENTS. - 3. ALL EXTERIOR ANTE -ROOM, RESTROOM AND CHANGE ROOM DOORS MUST BE SELF -CLOSING. - ALL WALLS AND CEILING IN FOOD HANDLING AREAS TO BE SMOOTH- 4. NON -ABSORBENT, LIGHT IN COLOR, AND EASILY CLEANABLE. - 5. WALLS IN WATER CLOSET COMPARTMENT AND WITHIN TWO FEET OF FRONT AND SIDES OF URINALS SHALL BE OF NON -ABSORBENT - MATERIAL, FINISHED TO A HEIGHT OF 4'-LY. 6. ALL FLOORS IN FOOD HANDLING AREAS, RESTROOM, AND ANTE- ROOMS SWILL HAVE A SMOOTH, HARD, NON -ABSORBENT SURFACE - -' EXTENDED UPWARDS ON THE WALLS 5" WHERE REQUIRED BY CODE ' OR 4" TOPSET TO BE USED WHERE ACCEPTABLE BY CODE - 7. FLOOR SINK FOR DISHWASHING MACHINE TO HAVE A 3" DRAIN PIPC - (SUPPUED AND INSTALLED BY PLUMBING CONTRACTOR.) ' 8. SALAD BAR AREAS SHALL HAVE A HARD SURFACE FLOOR EXTENDING - 3.-Cr MINIMUM MINIMUM OUT FROM SALAD BAR ON ALL SIDES EXPOSED TO - PUBLIC. . .. - 9. SMOOTH CONCRETE SLAB FOR TRASH CONTAINERS TO BE PROVIDED- IN ADJACENT AREA BY GENERAL CONTRACTOR. (VERIFY LOCATION.) 10. MECHANICAL VENTILATION MUST BE PROVIDED IN RESTROOMS, ANTE- ROOMS, AND CHANGE ROOMS WITH AIR EXCHANGE MINIMUM 12 PER HOUR, 11. ALL FOOD SERVICE EQUIPMENT TO BE MANUFACTURED TO'COMPLY - WITH ALL LOCAL BUILDING AND HEALTH DEPARTMENT CODES. REVMS • ' DATE '. ' rm!MALT" owl 41 IMS r'G1t It". DIM. VL 52 gig « K- a�� C , all$ got.yt X, JIM �3 1n 6 j � gra} i Him m:• or Ad ice' QL V. .�. ILAk V" DUMO NAME- JOB NQ DATE OGT. 20,` 19g5' DE6MD8T. MAW BY' ST#LE'-.; - J.' a r 0 I Tft IN-XVAL" FAIM 0�1�' 17891 SKY PARK CIRCLE SUITE B, IRVINE, CA. 92714 WESTCLIFF PLAZA SHEET INDEX A-1 SITE PLAN & SITE DATA A-2 EXISTING/DEMO FLOOR PLAN, DOOR & FINISH SCHEDULES A-3 FLOOR PLAN & REFLECTED CEILING PLAN A-4 HANDICAP DETAILS & NOTES, & DETAILS A-5 EXTERIOR STOREFRONT ELEVATION, INTERIOR ELEVATION & CEILING FRAMING & SOFFIT PLAN MP-1 MECHANICAL & PLUMBING PLANS MP-2 PLUMBING PLANS MP-3 MECHANICAL DETAILS MP-4 MECHANICAL DETAILS MP-5 PLUMBING DETAILS E-1 ELECTRICAL NOTES & PANELS E-2 ELECTRICAL POWER PLAN E-3 ELECTRICAL LIGHTING PLAN LOCATION/OWNER LA SALSA INVEST, LTD. 26440 LA ALAMEDA, SUITE 300 MISSION VIEJO, CA. 92691 (f714) 348-96-90 AAoW�e� : i Zvi t lE GoM;PAt y �,� D • li tJ:aN �c-Z; Gr=f-,'` c-?s t7j� � 5111 i =_ ! � � ' 'aW��'r r�EA�-u ; �A• ; Zcr�v '.' 1 -) It I - (r';vc r"o!�rA!�; ; bQJtra VI!-LAL��at� i Ltflslt� lk�h�' -CONSULTANT MECHANICAL ENGINEER: ABSOLUTE CONSULTING 3848 CAMPUS DR.- SUITE 219 NEWPORT BEACH, CA 92660 (714) 852-8700 O -AT LL% sj� REVISIONS /AA IZ(f3%ice fat nG. txrr. c-wr-. (i� IZ�13/95 GU�Nr %��ISIaN. W W a. U a� . Q Z= U-, .�. Z P i w QW r,.5 J F,-'N of � CL cWCCx¢ l)�¢,L .?.. in Q CL ^ U ui n �- U ZLu Cc in rn n 0 Q U Q Lij o' .¢J>Q aQm < 0 a u- >O In j 'Q i— CC CL �cl)oirl N QWNIll J�rZ DEC .A 159" "Sr, PAP or. pAR'HNtrr�'.bfi� ' 11 r" n SCALE: SITE DATA PROPOSED PROJECT: RESTAURANT TENANT IMPROVEMENT PROPERTY OWNER: IRVINE COMPANY (714) 721-6700 Contact: DAVID VILLALOBOS PROJECT OWNER: LA SALSA INVEST., LTD. 26440 LA ALEMEDA, SUITE 300 MISSIONVIEJO, CA 92691 (714) 364-9690 BUILDING INFO: CONSTRUCTION TYPE. . . . . . . V—NR OCCUPANCY . . . . . . . . . .. . . B-2 PROPOSED SQUARE FOOTAGE: T.I. SQUARE FOOTAGE = 1,245 S.F. SEATING AREA. . . . . . . 468 S.F. O.L.=31.2' KITCHEN/RESTROOMS. . . .777 S.F. O.L.= 7.8 TOTAL 1,245 S.F. (O.L.= 39) NOTES' REVISIONS BY N gL < 0 ZLL C0Zi G Z O JU Q�p�a COCl) a WNW w J�:rZ Z��WW a 0 ~ O wwz �� DRAWN CHECKED DATE SCALE JOB NO. ys -rsq SHEET A-1 OF SHEETS 1 3 ,)4 % .�"to (10 : . . UeiL't :3'�t" �� 3=nA^�r, >ti / ae� — r •{ " 'Q) S4+t e LSV 20 Gt►* S i1ctZ �Gvt+�i, St�7>✓�j.�I`' 'S cv�. -5" 9GtL LA• .�V 2#tt3�.. " WI>•Ll. UN✓1 ,�a'CJ17 s',. t 1(L _ Is cab 01"66 4-4Va"t �'IsYt'}LT uiLsA J= wi Z LAj �xtzeo) '511si(2oL 44 G �Lq'tw F"M6 Sit Y� GD A+al�te wi 2 4 3 5 zap- 4aD Le Gr • e )otrl - 2 - \ fell 4'►;, � �' (�c k 3"t-v+'�i 3' �,. i� Z.v fin- _ t3tJlc�i.. 3 NEW CONC. SLAB W/ SLAB TO SLAB CONNECTION` 14 :. ri C 24- CTYp) , .. mfl 4If r , 01 15.:: r! ® MW-row• Fuu. TEMI�tzer> GPI-A��s C-M1(PIGAL� YAWP9�6� METAL. STD-:TW4+T-'irtrFA97M-45v SY. jeM- IN',T�1- Mrs h^Ar1UF. spELS. - a6Toq fWApa 60f-O2-WI�Ei3r�Y- 0(VI --u3 I HUT'r Jo1r•+7 0 [ti LAC4 '' 13 O L 44r q^I 'Urr II°�a• I,,LAYTLE 'I3f� I- apltA- �/4'�a• &uAl HI&TILZ:--�Avr= G4 i (.°t-or--go,5AVA,%F1aT 1 pI.EAµF-�aP ��Tb'i'.-rrEN ��o�r:ltr �, niNrN�a �A� �rr1�r5) �e ,^w, 64e ,u j @ TILE ifs'( WAL-L To IM..E 6preUiEo ALEb T° HAT?-ti fLcVIZIW� (�, "�INIt-1Ca v I I 1 EXTERIOR STOREFRONT ELEVATION Ic Eri Ft 115Ft FSrt. �.yJ• yMITH o/ vu.0 . 1 o" W 5 OF T �Arz- (.F�LIfrIA M e! Lu WA120-0 P ea Ta rz. w SMITH }'�� �� FurzTf'cI2 ih�° H-r&} sp E6Z1)IP pEre- �`�• ylHrTj� STAlpL,5 vv <.-rr-zt., pAp'itTioH pw, F.P4. SMITH aAY l L6 (�E SASE • P''A 2 ..EI.oI CoL-a� - "/=A j*rerz- To dote- Fnrz-TIC E�rz 0 pora-MAT•inµ INTERIOR ELEVATION m A SF WH,T6 r o/ sue' TYPe `k' z�(r, f✓o aper� � o '.UT St x e," CoVe %,e E -'AH51 P eW4 Mr-f+11'- SAHAIZA • 6z03 BSCALE: 1 / " 18- REVISIONS BY rsuo�f, G� (,02 . ILn3 q fLI�iI55 co w It �R W V N � Z CC ®Z�— �QW ®J F- a=gym 5 W a: I= Q Q t,- to I.. UJ n" w U ad U W =NP"< �, U Y ui UZ v } QQ J � • 00 r` r- W QujV a<w Q Ca Z Q�Z_I-- a cl) F— 0" co w �NW r Z w �0 O (L»J �wwW ry Mood LL- ~ t— X Z W — DRAWN CHECKED DATE SCALE NOTED JOB NO. S-IS SHEET A-5 OF SHEETS GREASE INTERCEPTOR 500 GAL VERIFY EXACT LOCATION & COORDINATE W/ OTHER UNDRGRND SUBSTRUCTURES 349CFH, 200 FT DEV LDt` VERIFY EXACT LOCATION 2' W/ WCO I� 01 .. 1. Y - 'i. REVISIONS I BY DRAWN B;B: CHECKED _ S.K.N. DATE 1 1 /9 /9 5 SCALE AS NOTED JOB NO. SHEET,, P 2 ' OF SHEETS- COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS 4 Plan Check No: Telephone:_ (714) 644-3200 By: henia Garcia Assistant Planner By:Christy Teaaue Assistant Planner By:Marc Myers, Aseistant.Planner % %i Y• Date 5;�'�/ Address:_. L�-- Districting Map No. Land Use Element Page No Corrections Required: �'` Legal Description: Lot v Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,000. Covenant required. Please have owner's signature notarized on the attached document and return to me. e Lot Size Zone Proposed Use Required setbacks Q�J kQe Front Rear Right Side Left Side FAR KORKSHEE Lot area (site area sq.ft..l: sq.ft. Base Development Allocation (BDA): comet sq.ft. [0.5 x site area sq.ft., unless otherwise specified in Land Uae Element) FAR permitted, without variance: (A) Comm res ok Square footage permitted: Comm res oka aq.ft. [(A) x site area sq.ft.) Maximum FAR allowed with variance: (B) Comm res okg Maximum square footage allowed: Comm res sq.ft. [(B) x site area sq.ft.] PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+Ej PROPOSED FAR:. PROPOSED WEIGHTED DEVELOPMENT: sq.ft. sq.ft. sq.ft. sq.ft. [ F + site area sq.ft. j FAR Use Category Weighting Factor (G) (H) sq.ft. Base X 1.00 sq.ft. Reduced X 1.67 sq.ft. Maximum X 0.50 TOTAL WEIGHTED SQ.FT.(May not exceed BDA) Weighted Sq.Ft. ( G x H ) Provide tissue overlay of calculations to verify provided square Required Parking Proposed parking ('indicate number of stalls Total On -Site Parking Standagd Compact In -lieu Parking sq.ft. eq.ft. sq.ft. Dimension building height as measured from natural grade to average and maximum roof `he5ght G?e� 6011 111%how natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. umber of Stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showingOt- }oF� rattion of alA buildings, fences,/etc. in elation to the property line. d Tel' Fair Share ContrL San Joaquin F SPECIAL APPROVAL REQUIRED THROUGH: N Please indicate any discretionary approval f minutesrson and the list Ons f of and nfindingeorate and the attached; conditions into the.blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Bluelines Modification required for I Resubdivision/Tract: No. Site Plan Review: No. ri Amendment: No. other Public Works: < Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plans Building Department: Grading Engineer Parks Department: Approval of Landscape Plans Coastal Development Permits_ Approval (Note: In Concept File 3 sets (AIC) No. of plane: site, floor, and elevations) Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. f ec ive te: 4 /Z/O 0 -S, go �2- lad-& NOTE: It the r sponsibility of the applicant to circulate air plans and obtain the necessary approvals from the departments checked above. If you have questions regarding yourraa�ppp�lication, please contact we at (714) 644- 3200. FORMS OMM-ZON.COR Conditions of Approval Use Permit #3464 1112 Irvine Avenue Plan Check # 2389-92 CONDITION 1. Substantial conformance Signs Development standards 4. Washout area 5. Grease interceptor 6. Exhaust fans -0K Live entertainment bOutdoor sound system employee parking bTemporary sandwich signs �K Trash area/mechanical 12. Parking 13. Handicapped parking Beer and wine U Q Hours of operation 16. Outdoor tables 17. N/A 18. N/A DEPARTMENT ACTION Planning Plans Approval Planning Separate permit Planning Waived Building Plans Approval Building Plans Approval Public Works Building Plans Approval Public Works Planning Letter of compliance Planning Letter of compliance Planning Letter of compliance Planning Letter of compliance Planning Letter of compliance Traffic<--0 K, Plans Approval Planning Traffi r'}� "/ Plans Approval Planning Building Hold on final Planning Letter of compliance Planning Letter of compliance Planning Plans Approval Planning Commission Meeting November 5. 1992 Agenda Item No. 7 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Use Permit No. 3464 (Public Hearing) Request to permit the establishment of a take-out restaurant with on - sale beer and wine and a combination of incidental indoor and outdoor seating, on property located in the C-O-H District. The proposal also includes a request to waive a portion of the required off-street parking spaces. LOCATION: Lot 5, Tract No. 4824, located at 1112 Irvine Avenue, on the — southeasterly side of Irvine Avenue, between Westcliff Drive and Mariners Drive, in the Westcliff Shopping Center. ZONE: C-O-H APPLICANT: California Restaurant Enterprises Inc., Costa Mesa OWNER: The Irvine Company, Newport Beach Application This is a request to permit the establishment of a take-out restaurant, specializing in Chinese cuisine, with interior dining and incidental outdoor dining with on -sale beer and wine on property located in the C-O-H District; and a request to waive a portion of the required off-street parking spaces. In accordance with Section 20.34.020 of the Newport Beach Municipal Code, restaurants are permitted in the C-O-H District, subject to the securing of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. Environmental Environmental Si nificance 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). C TO: Planning Commission -2. Conformance with the General Plan_ The Land Use Element of the General Plan designates the site for "Retail and Service Commercial" use. The proposed restaurant is allowed under this designation. 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 0.3 FAR on the subject property. Given that the application is for a renovation of an existing building with a small addition of outdoor seating, the proposed development is consistent with the requirements of the Land Use Element of the General Plan policies and guidelines. Subject Property and Surrounding Land Uses The subject property is located in the Westcliff Shopping Center which includes a Hughes Market, a Sav-On Drug store, a health club, a Shell automobile service station and car wash, and a mixture of smaller commercial uses. To the north, and to the east of the Westcliff Plaza Shopping Center, across Rutland Road are residential uses; to the south, across Westcliff Drive, is a mixture of office, retail, and other commercial uses; and to the west, across Irvine Avenue, are residential and commercial uses in the City of Costa Mesa. Background The City Council', at its meeting of September 11, 1962, approved Tract Map No. 4824, creating the 17 lots in the Westcliff Shopping Center. Lots No. 1 through 16 contain commercial uses, and Lot No. 17 consists of the common parking lot and related vehicular access drives for said commercial lots. The map was recorded on December 27, 1962. The Westcliff Plaza shops were then developed on the site. On May 2, 1963, the Planning Commission approved Use Permit No. 947, which permitted the establishment of a service station on the subject property. On April 6, 1967, the Planning Commission approved Use Permit No. 1255, which permitted the expansion of the existing station. On September 8, 1983, the Planning Commission unanimously approved Lot Line Adjustment No. 83-1, which was a request to relocate certain lot lines in Tract No. 4824 in order to permit the expansion of the Sav-On Drug store. Upon the completion of the Sav- On expansion, Westcliff Plaza contained 108,100± square feet of retail and office space and 434 parking spaces. Based on Section 20.30.035 of the Municipal Code, the retail and office uses would have generated a demand for 433 parking spaces (108,100 sq.ft. divided by 250 = 432.4, or 433 parking spaces). The Westcliff Plaza parking lot had 434 parking spaces at that time. Thus, there was one surplus parking space (434 - 433 = 1 space). A TO: Planning Commission -3. On October 24, 1985, the Planning Commission approved Use Permit No. 3171, which permitted the establishment of a 1,300± sq.ft. take-out restaurant specializing in baked goods on the subject property. The Planning Commission waived any requirement for parking in addition to that required for the previously eicisting retail use with the finding that the take-out restaurant did not represent an intensification of use that would generate an increased demand for parking. On February 26, 1986, the Planning Commission approved Use Permit No. 3190 which permitted the establishment of a take-out frozen yogurt shop within the Westcliff Plaza Shopping Center. The Planning Commission made the finding that the proposed facility would adequately be served by the on -site parking. The required parking for the facility was determined to be 18 additional parking spaces over the 4 parking spaces allocated to the retail tenant space. The total on -site parking at that time was 457 parking spaces, which resulted in a surplus of 6 parking spaces. On April 10, 1986, the Planning Commission approved Use Permit No. 3193, which was a request to permit the construction of an automatic car wash with gasoline sales on the subject property. The applicant subsequently redesigned the plans for the facility and submitted for an amendment to -Use Permit No. 3193. On August 8, 1986, the Planning Commission approved Use Permit No. 3193 (Amended), a request to amend a previously approved use permit which permitted an automatic car wash facility with gasoline sales on the site. The proposed amendment requested to modify the previous approval by relocating the car wash structure and changing the on -site circulation and parking plan. The approval also included a modification to the Zoning Code so as to allow signs that exceeded the size and number permitted. ' At its meeting of September 9, 1989, the Planning Commission approved Use Permit No. 3359, a request to approve the establishment of a personal fitness training facility offering: one on one personal fitness training, aerobics, member use gym, tanning and retail shop for exercise and active wear apparel on the subject property. The proposal also included an Exception to the Sign Code so as to allow the installation of two identification wall signs where the Zoning Code allows only one wall sign for each business in a multi -tenant building. A specific parking requirement was not established for this facility. At its meeting of June 4, 1992, the Planning Commission approved Use Permit No. 3445, a request to permit the establishment of an outdoor restaurant with incidental interior dining with on -sale beer and wine on property located on the site; and a request to waive a portion of the required off-street parking spaces. The approval included a waiver of 9 of the required parking spaces and utilized the remaining 6 surplus parking spaces and the 8 available parking spaces allocated to the tenant spaces for a total of 14 parking spaces. An excerpt of the Planning Commission minutes of that meeting are attached for the I TO: Planning Commission -4. Commission's information. The approved plans permitted a minimum 8 foot wide clear passageway between the proposed outdoor eating area and any planters or other raised obstructions. Analysis The applicant proposes to establish a 1,620± sq.ft. take-out restaurant facility specializing in the sale of Chinese cuisine and related food items on the subject property. Interior dining and seating is proposed with eleven tables with approximately 22 seats and two dining counters with 12 seats and exterior dining (as shown on the attached revised plan) proposes 3 tables and 12 seats to be used exclusively by the restaurant. Three (3) tables and 12 seats next to the parking lot will be available for use by the general public. The incidental service of alcoholic beverages is also proposed in the interior of the building as well as in the outdoor area of the take-out restaurant facility. The proposed facility will devote approximately 445 sq.ft. to seating and interior dining, an outdoor restaurant dining area of approximately 220± square feet (public dining area is not included in this figure) and the remainder of 955± sq.ft. to kitchen area and restrooms. The applicant proposes to be open for business from 11:00 a.m. to 10:00 p.m. daily. During peak hours, there will be a maximum of 6 to 8 people working -at the facility. 100 ..Q ii_ Section 20.30.035 B of the Municipal Code requires one parking space for each employee on duty during peak hours and one parking space for each 50 square feet of gross floor area within a take-out restaurant facility unless modified or waived by the Planning Commission in accordance with Section 20.72.130 of the Municipal Code. Based on a gross floor area of 1,620± square feet and a maximum of 8 employees on duty during peak hours, a total of 41 parking spaces would be required (1,620± sq.ft.: 50 = 32.4 or 33 spaces; 33 + 8 employees = 41 spaces). Under Section 20.30.035 B of the Municipal Code which requires one space for each 250 square feet of commercial space, the previously permitted retail use of 1,400 sq.ft. would generate a requirement for 6 parking spaces. Thus, based on the above requirements, 35 additional parking spaces would be required, over and above what the current uses would require, for the take-out facility which are not available on -site. The applicant is requesting that all additional 35 parking spaces be waived. Staff, upon inspection of the site, observed approximately 100 vacant parking spaces. Staff is of the opinion that adequate parking is available on -site to meet the needs of the proposed take- out restaurant and the existing uses, inasmuch as the peak hours of the proposed restaurant will not place any heavy parking demand on the available pool of parking. r ' e, TO: Planning Commission -5. 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. Staff is of the opinion that the on -site development standards as they apply to walls and parking lot illumination, landscaping, and a portion of the off-street parking spaces should be waived if the Planning Commission approves this application because of the existing physical characteristics of the shopping center. ,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. PLANNING DEPARTMENT JAMES D. HEWICKER, Director B�t s JAVIER '. GARCIA Senior Planner TO: Planning Commission -6. Attachments: Exhibit "A" Exhibit "B" Vicinity Map Excerpt of Planning Commission Minutes dated June 4, 1992 Outdoor Seating Plan (Revised) Plot Plan and Interior Floor Plan Say\UP\RE9ATAKE0LF1 \UP3464.SR TO: Planning Commission -7. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO.3464 RM i. The proposed take-out restaurant is consistent with the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That the proposed take-out 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 parking lot illumination, walls, landscaping, and_a portion of the required parking (35 spaces) will not be detrimental to the adjoining properties given the developed characteristics of the existing facility. 6. That the approval of Use Permit No. 3464 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 plans, except as noted in the following conditions. 2. That all signs shall conform to the provisions of the Sign Code. 3. That the development standards as they pertain to walls, landscaping, parking lot illumination, and a portion of the required parking (35 spaces) shall be waived. 4. 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. 5. That grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. TO: Plan ung Commission -8. 6. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 7. That dancing or live entertainment shall not be permitted in conjunction with the restaurant facility unless an amendment to this use permit is approved by the Planning Commission. 8. That no outdoor sound system shall be utilized on -site, and that any recorded music shall be confined to the interior of the building. 9. That all restaurant employees shall be required to park on -site at all times during the time which the restaurant is operating. 10. That no temporary "sandwich" signs shall be permitted, either on -site or off -site, to advertise the restaurant facility. 11. That all trash areas and mechanical equipment shall be shielded or screened from public streets and adjoining properties. 12. That 6 parking spaces shall be provided on -site to serve the proposed facility. 13. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall 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. 14. That the service of beer and wine shall be incidental to the serving of meals. 15. That the hours of operation shall be limited between the hours of 11:00 a.m. and 10:00 p.m. daily, unless an amended use permit is approved by the Planning Commission. 16. That the outdoor dining area to be used exclusively by the subject restaurant shall be physically separated from the pedestrian walkway and the dining area available for use by the general public. Also, that a minimum 8 foot wide pedestrian passageway be maintained between the proposed outdoor dining area and any planters or other raised obstructions. 17. 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. 18. 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. TO: Planning Commission -9. �" EXHIBIT "B" FINDINGS FOR DENIAL USE PERMIT NO.3464 FINDINGS: 1. That the proposed take-out restaurant will increase the intensification of use of the property and generate an increase in traffic. 2. That the waiver of off-street parking spaces for the take-out restaurant facility may create a parking problem in the shopping center parking lot. 3. 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 property. VICINIT . Y._IU`AP: 1 �i` E5 c, .` •N lK ti � tvy p,�� �' 7• U. Pig 10,0 ROAR A _ „ r• '�i. N r�P a —I a I�iN► a'1•c ys R•I ��„ L•� po Tt µc mPo cob a EA�AfIv o PG! OA R I R-1 r % R.1.9 1 7y 2 MOC1..o n I° w Rj8 tl R-1 'a R.I•D a• MFR=B R.14D R•I MSERLAND LN REZO 79� q ORD. (21 TB) c p rOR 849 got 0 o ; + CORNWALL LANE n n ` R'I MFR .r�.wes AM C•0•N p t3tIDU) MFR (1500) n R•1'G BEDFORD LN 7 tAWV! TR. .w2•: C MFR (IS002) S MFR w'c v (22 DU) le MFR (1500) ; � V.C. WESTCLIFF q DRIVE 2 fjf M Jtx MAP MO. JO DISTRICTING MAP NEW PORT BEACH —CAL AL RESIDENTIAL -1 LIONT CpIRAERCIAL r-�M »......rww..w�.u» R-A AGIGIITIIR pENLRAL COMMERCIAL �n'•u�u.rr»...r -1 SINGLE TAMR.T RESIDENTIAL C•0 ILEtED L'OAK• MIILt AlIOfMRAI' p-2 pHLLR LTT� TAMAY RESIDENTIAL M-I-A CONTROLLED MAMrACTURMO urnNTIAL MAMN'ACTURM0 x"=r.- MU.TVLE RESIDENTIAL S-N COMSSNND OISTRICT3 r'i.•i� .iiai rnwrt 1 INTERMEDIATE _ USE PERMIT NO, 3� COMMISSIONERS June 4, 1992 MINUTES CITY OF NEWPORT BEACH INDEX ROLL CALL Posting of the Agenda: Posting of the James Hewicker, Planning Director, stated that Planning Agenda Commission Agenda was posted on Friday, May , 1992, in front of City Hall. Request for Continuams Request -� for James Hewicker, P ng Director, requested that Item No. 3, Continuanc regarding the ' culation Improvement and Open Space be continued to a June 18, 1992, Planning Commission meeting. Motion Mot' was made and voted on to continue Item No. 3 to the June Ayes * * * , 1992, Planning Commission meeting. MOTION CARRIED. Absent Use Permit No 3445 (Public Hearine) item No.l Request to permit the establishment of an outdoor restaurant with UP3445 incidental interior dining with on -sale beer and wine on property AP rn oved located in the C-O-H District; and a request to waive a portion of the required off-street parking spaces. LOCATION: Lot 6, Tract No. 4824, located at 1104 Irvine Avenue, on the southeasterly side of Irvine Avenue, between Westcliff Drive and Mariners Drive, in the Westcliff Shopping Center. ZONE: C-O-H APPLICANT: Tim Aspel, Irvine OWNER: The Irvine Company, Newport Beach -2- // COMMISSIONERS \W d t e June 4, 1992 MINUT9S CITY OF NEWPO'RT BEACH ROLL CALL _ Commissio requiremei contact th Director, s Plaza; bow located wi stated that in Westclif concern. concerns i commente property. The publi4 Mr. Tim Commissii - Sano, Mr. ` Exhibit "A In respon Aspel star Mr. Aspe minimum the props prefer th, provide a a questio agreed to In respoi Hewickei exist, anc building Mr. Aspe existing v ner Edwards 'addressed the request to waive parking its, and he asked what consideration was taken to e tenants in the area. —James Hewicker, Planning tated that staff did not contact the tenants in Westcliff ever, public notices were mailed to owners of property thin 300 feet of the subject property. Mr. Hewicker parking has been waived for other food establishments f Plaza, and the issue of parking has not been a previous He further replied that staff has not received any •egarding the subject request. Commissioner Merrill d that a public notice was also posted on the subject hearing was opened in connection with this item, and Aspel, applicant, appeared before the Planning m. In response to a question posed by Chairman Di Aspel concurred with the findings and conditions in as requested by the applicant. se to a question posed by Commissioner Edwards, Mr. ed his restaurant background. I referred to the staff report wherein staff suggested a 10 foot wide passage between the landscape planters and ised outdoor dining area, and he stated that he would it the 10 foot wide areas be reduced to 8 feet so as to wider area for the outdoor dining area. In response to n posed by Chairman Di Sano, Mr. Aspel reluctantly staffs recommendation of a 10 foot wide clearance. ise to questions posed by Commissioner Merrill, Mr. explained that a public safety standard does not currently I approximately 15 feet exists between the front of the and the existing landscape planters. 1 stated that the property owner has agreed to remove the rood benches that are attached to the landscape planters. -3- INDEX !2 •COMMISSIONERS d June 4, 1992 MINUTES CITY OF NEWPORT BEACH INDEX ROLL CAI..L There being no others desiring to appear and be heard, the public hearing was closed at this time. - - * Motion was made to approve Use Permit No.3445 subject to the Motion findings and conditions in Exhibit W. Commissioner Glover supported the motion on the basis that the establishment would be an asset for the shopping center. Chairman Di Sano supported the motion. He stated that he would prefer staffs suggestion of minimum 10 foot wide pedestrian passages; however, he also supported the need for the establishment at the shopping center. He referred to Condition No. 17 wherein it is stated that the Planning Commission may review the use permit if it is determined that the operation is a detriment to the community. Commissioner Pomeroy stated that good planning is geared around utilizing services in neighborhoods where the services are planned, and Westcliff Shopping Center is currently not being adequately used. Motion was voted on to approve Use Permit No. 3445, MOTION Ayes Absent * * * * * CARRIED. FINDINGS: 1. The proposed restaurant is consistent with the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That the proposed restaurant use can be adequately served by existing on -site parking. -4- COMMISSIONERS June 4, 1992 MINUTES ROLL. CALL CITY OF NEWPORT BEACH 4. That the design of the proposed improvements will not conflict with any easements acquired by the mpubliclot large s for access through or use of -property proposed development. 5. That public improvements may be required of the developer in accordance with Section 20.80.060 of the Municipal Code. 6. That the waiver of development standards as they pertain to parking lot illumination, walls, landscaping, and a portion of the required parking (9 spaces) will not be detrimental to the adjoining properties given the developed characteristics of the existing facility. That the approval of Use Permit No. 3445 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. 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plans and perspective elevation. 2. That all signs shall conform to the provisions of the Sign Code. 3. That the development standards as they pertain to walls, landscaping, parking lot illumination, and a portion of the required parking (9 spaces) shall be waived. 4. 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. -5- INDEX • June 4, 1992 . COMMISSIONERS CITY OF NEWPO � .RT BEACH ROLL CALL — $, That grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. 6. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 7. That dancing or live entertainment shall not be permitted in conjunction with the restaurant facility unless an amendment to this use permit is approved by the Planning Commission. g. That no outdoor sound system shall be utilized on -site, and that any recorded music shall be confined to the interior of the building. 9. That -all restaurant.employeds shall be required to park on - site at all times during the time which the restaurant is operating. 10. That no temporary "sandwich" signs shall be permitted, either on -site or off -site, to advertise the restaurant facility. 11. That all trash areas and mechanical equipment shall be shielded or screened from public streets and adjoining properties. 12. That 14 parking spaces shall be provided on -site to serve the proposed facility. 13. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall 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. 14. That the service of beer and, wine shall be incidental to the serving of meals. -6- MINUTES INDEX • COMMISSIONERS June 4, 1992 MINUTES\ V`� CITY OF NEWPORT 'BEACH INDEX ROLL CALL 15. That the hours of operation shall be limited between the hours of 11:00 a.m. and 10�00 p.m. daily, unless an amended use permit is approved by the Planning Commission. 16. That all improvements be constructed as required by Ordinance and the Public Works Department. 17. 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. 18. 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. 4 Item x6.2 Request ermit the construction of a second dwelling unit UP3446 (Granny Um on property located in the R-1 District in 20.78 of the Municipal Code that permits roved accordance with ter a second dwelling unit ranny Unit) if said residence is intended for one or two persons wh a 60 years of age or older. LOCATION: Lot 23, Block Newport Heights, located at 505 Santa Ana Av ue, on the northwesterly side of Santa Ana nue, between Clay Street and Fifteentb S t, in Newport Heights. ZONE: R-1 APPLICANT: Renato Trotta, Newport Beach -7- 0 7 SST 6AC it... REV1,5EL3 -PLAN I �v l1 R a COMIVIISSIONERS �O 0,01\� \kyt r MINUTES CITY OF NEWPORT BEACH AT�".0 har S l QQ7. OLL CALL INDEX 3. That the self-defense demonstration classes shall be limited 20 students and 1 instructor in the new studio area, and 1 s ent with 1 instructor in the original studio. 4. That a mi ' um of 12 off-street parking spaces shall be required in c 'unction with the expanded use. 5. That the Planning ommission may add or modify conditions of approval t e use permit, or recommend to the City Council the revoca ' n of this use permit, upon a determination that the operatio which is the subject of this use permit, causes injury, or is de 'mental to the health, safety, peace, morals, comfort or ge ral welfare of the community. 6. That this use permit shall expire if not exercise ithin 24 - months from the date of approval as specified in tion 2080.090A of the Newport Beach Municipal Cade. Use Permit No 3464 (Public Hearing) Item N Request to permit the establishment of a take-out restaurant with UP3464 on -sale beer and wine and a combination of incidental indoor and outdoor seating, on property located in the C-O-H District. The Approv proposal also includes a request to waive a portion of the required off-street parking spaces. LOCATION: Lot 5, Tract No. 4824, located at 1112 Irvine Avenue, on the southeasterly side of Irvine Avenue, between Westcliff Drive and Mariners Drive, in the Westcliff Shopping Center. ZONE: C-O-H APPLICANT: California Restaurant Enterprises Inc., Costa Mesa -16- COAUMSSIONER3 CITY OF NEWPORT BEACH �\ N b MINUTES 1002 ovem er , ROLL CALL INDEX OWNER: The Irvine Company, Newport Beach James Hewicker, Planning Director, addressed the architecture of the Pasta Bravo Restaurant which is located adjacent to the subject take-out restaurant facility wherein he pointed out its departure of the architecture from the design of the Westcliff Shopping Center. Commissioner Merrill addressed the request for outdoor seating wherein he suggested that there should be an orderly use of the outdoor tables by property management. Commissioner Glover addressed the numerous restaurants located in the Westcliff Shopping Center, and she expressed her approval of the outdoor dining if it would encourage a more neighborly atmosphere. In resp-onse•to-a question posed by Chairman Edwards regarding parking, Don Webb, City Engineer, replied that the shopping center has adequate parking. Mr. Webb addressed his concerns that the outdoor dining facilities are not allowing enough room for pedestrian circulation. William Laycock, Current Planning Manager, explained that more than enough parking spaces are available in the outer regions of the parking lot. Mr. Laycock referred to the concerns regarding pedestrian circulation wherein he explained that staff recommended a distance of 10 feet between the wall of the Pasta Bravo take-out restaurant and the planter area; however, the Commission approved the applicant's request to provide a distance of 8 feet instead of 10 feet. The subject outdoor seating area has been drawn to be consistent with the approval of the Pasta Bravo take-out restaurant. Mr. Laycock and .Mr. Webb discussed the distance of 5 feet between the planter area and the curb. Commissioner Merrill suggested that adequate pedestrian circulation be provided for handicapped persons, and that the shopping center employees park in the outer regions of the parking lot so as to provide convenient parking spaces for the customers. -17- COMMISSIONERS 1811aIlIY�a a CITY OF NEWPORT BEACH November:), iyyz ROLL CALL INDEX Commissioner Glover expressed her support of parking spaces that are easily accessible to the shopping center for the customers. She stated that when The Irvine Company cut down the trees in the planter areas that it denuded the shopping center, and in reference to the enhancement of pedestrian circulation she suggested that the planters could be moved in the outdoor dining area so as to provide for easy pedestrian access. Following a discussion between the Commission and staff, Mr. Webb described an acceptable distance between the curb and the outdoor seating area so as to provide a clearance area for a pedestrian walkway. Commissioner Gifford, Chairman Edwards, and Mr. Webb considered the feasibility of installing curb stops, and the disadvantage that would exist if the automobiles would be backed up an additional 2-1/2 feet in the aisle. Commissioner Merrill expressed his concerns regarding waiving of parking, -and the egress and ingress of the parking lot. The public hearing was opened in connection with this item, and Mr. Randy Schumacher, 427 East 17th Street, Costa Mesa, appeared before the Planning Commission on behalf of the applicant. Mr. Schumacher addressed the various plans that were reviewed by the staff prior to the subject public hearing regarding the pedestrian circulation and the outdoor seating area. He said that the original plan that was presented to staff was to put the outdoor seating between the planters so that the existing pedestrian traffic would not be interrupted. The staff suggested that one row of tables be moved next to the building. He indicated that a plan could be worked out that would address the Commission's concerns regarding the pedestrian traffic. In response to a question posed by Mr. Laycock, Mr. Schumacher replied that beer and wine would not be sold outdoors. He stated that 80 percent of the restaurant's business is take-out and on that basis one of the concerns was the parking availability. The applicants concluded that there is an abundance of parking spaces in the shopping center a majority of the time. The peak hours of the business is between 11:30 a.m. and 1:00 p.m., and throughout -18- CO1,y MSSIOIVERs l� MINUTES CITY OF NEWPORT BEACH XT.. o. hd r 4 1002 ROLL CALL INDEX the evening hours. Mr. Schumacher pointed out that the available parking spaces at the rear of the shopping center would be convenient to the take-out restaurant. Mr. Schumacher indicated that they spoke to The Irvine Company regarding 10 minute limited parking on the front row facing the part of the shopping center where the restaurant would be located. He related that the trend of the shopping centers is to create outdoor seating and a neighborhood atmosphere. The proposed outdoor seating would be available to the public and would not be exclusive to the proposed facility. In response to a question posed by Chairman Edwards, Mr. Schumacher concurred with the findings and conditions in Exhibit "X. In response to questions posed by Commissioner Merrill, Mr. Schumacher replied that the applicant has established 8 other - take-out restaurants that seat from 22 to 40 customers, and all of the establishments have outside dining areas. Commissioner Merrill determined that the take-out restaurants that are located in the Westcliff Shopping Center have created a mini -food park, and he suggested that The Irvine Company consider distributing the tables on the sidewalk and they should be responsible to maintain the outdoor seating areas. Mr. Hewicker addressed the location of the tables and chairs and the impact of the pedestrian way, and he suggested a provision that the outdoor tables and chairs would not be installed until The Irvine Company comes to the Planning Commission with a plan for outdoor seating and pedestrian circulation in the shopping center. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner DiSano addressed the take-out restaurants that are located adjacent to the proposed establishment, and he suggested that a provision be added stating that the Commission would call up the use permits of the adjacent take-out restaurants if The Irvine Company does not come to the Commission with a plan of -19- C01ViMISSIONERS MRe0 a CITY OF NEWPORT BEACH Novemoer D, .092 ROLL CALL INDEX establishing a food court pedestrian circulation plan. Ms. Flory suggested that a letter be written to The Irvine Company expressing the Commission's• concerns regarding the take-out restaurants and the outdoor seating, and to request that The Irvine Company come back to the Commission with a plan. Chairman Edwards addressed the foregoing concerns and he expressed his support of a letter to The Irvine Company. lotion * Motion was made to approve Use Permit No. 3464 subject to the findings and conditions in Exhibit "X. Commissioner Glover stated that the shopping center has been sterile since the trees have been cut down; however, the neighborhood is enjoying the outdoor seating and it makes it a more neighborly shopping center. Commissioner Glover suggested that as much landscaping be maintained as possible. She further stated that the applicant should not be penalized because of the Commission's concerns regarding the pedestrian circulation in the shopping center. Commissioner Merrill addressed his concerns regarding the outdoor seating arrangement and the pedestrian circulation. In response to a question posed by Commissioner Glover and Chairman Edwards, Mr. Schumacher reappeared. before the Planning Commission and he clarified the aforementioned original plan indicating the tables and chairs between the planters so the seating would not interfere with the pedestrian traffic. He said that the plan would allow 10 feet between the front of the restaurant and the planters or 12 feet of access, and the public would be walking in front of the building. Mr. Schumacher stated that the tables could be moved 5 feet back from the curb. Commissioner Glover stated that the tables should be back 5 feet and stay within the context of the planters. Commissioner Glover emended amended the motion to modify the conditions in Exhibit "A" so as lotion to address the revised plan. Mr. Hewicker clarified the foregoing plan wherein he stated that the tables and chairs would be a minimum of 10 feet away from the building and a minimum of 5 feet away from the face of the curb. -20- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH Mnvemher 5- 1992 -- INDEX ROLL CALL Commissioner DiSano stated that he supported the motion. He suggested that a letter be written to The Irvine Company with respect to the Commission's concern regarding the outdoor dining areas. Mr. Hewicker suggested that the Planning Department the letter to invite The Irvine Company to meet with the write Building Department and the Public Works Department regarding the issue. In response to a question posed by Commissioner Glover, Commissioner Pomeroy responded that now is the time to address the Commission's concerns in a letter to The Irvine Company and not later. Commissioner Gifford supported the motion. She stated that the applicant has shown good operating characteristics with their other restaurants and they have shown a willingness to be flexible and they intend to do everything to maximize the desirability of using their business. The letter should put The Irvine Company on -•- notice that the issue must be addressed in future applications. Motion was voted on to approve Use Permit No. 3464 subject to the findings and conditions in Exhibit "A", including amended Condition No. 16 stating that the outdoor tables and chairs be located a minimum 10 feet from the building and a minimum 5 feet from the face of the curb; that no more than six tables and 24 chairs shall be installed between the planter areas, and that said All Ayes outdoor seating be available to the public, and not be exclusive to the proposed facility. MOTION CARRIED. FINDINGS: 1. The proposed take-out restaurant is consistent with the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That the proposed take-out restaurant use can be adequately served by existing on -site parking. -21- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES c Inn) 1 `1V VGlLUG1 ✓, r,JJI+ ROLL CALL INDEX 4. That the design of the proposed improvements will not conflict with any easements acquired by the public at large I[[[, for access through or uSe of property within the proposed development. 5. That the waiver of development standards as they pertain to parking lot illumination, walls, landscaping, and a portion of the required parking (30 spaces) will not be detrimental to the adjoining properties given the developed characteristics of the existing facility. 6. That the approval of Use Permit No. 3464 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 plans, except as noted in the following conditions. 2. That all signs shall conform to the provisions of the Sign Code. 3. That the development standards as they pertain to walls, landscaping, parking lot illumination, and a portion of the required parking (30 spaces) shall be waived. 4. 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. -22- COMMISSIONERS MINUTES Ao������ 09A CITY OF NEWPORT BEACH , T-----1 - C ROLL CALL INDEX 5. That grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. 6. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 7. That dancing or live entertainment shall not be permitted in conjunction with the restaurant facility unless an amendment to this use permit is approved by the Planning Commission. 8. That no outdoor sound system shall be utilized on -site, and that any recorded music shall be confined to the interior of the building. 9. That all restaurant employees shall be required to park on - site at all times during the time which the restaurant is operating. 10. That no temporary "sandwich" signs shall be permitted, either on -site or off -site, to advertise the restaurant facility. 11. That all trash areas and mechanical equipment shall be shielded or screened from public streets and adjoining properties. 12. That 6 parking spaces shall be provided on -site to serve the proposed facility. 13. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall 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. -23- • COM16USSIONERS f MINUTES CITY OF NEWPORT BEACH i _ G Innn 1`IVYG1IIVGi ✓, a»u ROLL CALL INDEX 14. That the service of beer and wine shall be incidental to the serving of meals. 15. That the hours of operation shall be limited between the hours of 11:00 a.m. and 10:00 p.m. daily, unless an amended use permit is approved by the Planning Commission. 16. That the outdoor tables and chairs shall be a minimum 10 feet from the building and a minimum 5 feet from the face of the curb. That no more than six tables and 24 chairs shall be installed between the planter areas in front of the restaurant facility, and that said outdoor seating area shall be available to the public and not exclusive to the proposed facility. 17. 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. 18. 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. Motion * Motion was made and voted on to direct staff to write a letter to All ayes The Irvine Company 'to advise them of the concerns that have been perceived by the Planning Commission and the staff in the Westcliff Shopping Center with respect to the meandering walkway inasmuch as the public has to move from one location to another as they pass in front of the buildings because of the location of the tables. The planters also create some hindrance to the pedestrian circulation, and discussion ensued with respect to removing the planters which would give additional space to the pedestrians. The -24- .r COMMISSIONERS r r Mki RIiliY�?.y CITY OF NEWPORT BEACH c ,aa) 1�VYVafaV Vf Jr i r ROLL CALL INDEX letter would suggest that The Irvine Company come in to meet with the Planning Department and the Public Works Department so as to establish a plan in the common area of the shopping center that would allow for the eating establishments to have their outdoor dining areas and to also preserve pedestrian circulation and landscaping. The Commission discussed the suggested contents of the letter. MOTION CARRIED. ADJOURNMENT: 9:00 P.M. Adjourn x x x HARRY MERRILL, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION -25- r _ 1jw�•s1 / • 1 ,.,.••rear~• jjj r a i f 4 } A h ? [t 4 F. �{• 1 t. � e{ttr . 1r t_ '4 Xr'!d i aw'i Y ( k , Ft , ti •1 su • L Al 1 wAx F / r, ..� i' S r �T � F! 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