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HomeMy WebLinkAbout02_Hakone_Japanese_Restaurant_PA2010-084CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 9, 2010 Agenda Item 2 SUBJECT: Hakone Japanese Restaurant- (PA2010 -084) 211 Marine Avenue Use Permit No. UP2010 -016 APPLICANT: Hyun Wang PLANNER: Jaime Murillo, Associate Planner (949) 644 -3209, jmurillo @newportbeachca.gov PROJECT SUMMARY A use permit request to change an existing take -out restaurant to a full - service, small - scale restaurant and to allow beer and wine service. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Use Permit No. UP2010 -016 (Attachment No. PC 1). INTRODUCTION Project Setting The subject restaurant is located on the west side of Marine Avenue, approximately 240 feet south of Balboa Avenue on Balboa Island. Surrounding uses to the north, east, and south consist of retail businesses. To the west are single- and two -unit residential dwellings. The subject property is improved with a one -story commercial building that houses the subject restaurant and a retail clothing store. A two -story residential building with two dwelling units is also located at the rear of the site. The restaurant is 600 square feet in total floor area and currently provides nine seats in conflict with it's current use permit. One non - compliant parking space is located on the lot along the rear of the lot within the required 10 -foot alley setback and is utilized by the residential dwellings. Hakone Japanese Restaurant September 9, 2010 Ha e z VICINITY MAP BALBOAAVE i 2 ILti 119 Aji , 226 ,'A.{ N 23>t 226 112 121 t /3� 22fi _ 22a it 22a vA 1 oil (� 23] � 222 � �. 22] � �xx �, 22i F a 321 t 22114 i 320 2 1' Subject r 1 20� x,9 1 Restaurant 219 i,9j{ • -I,9 Wlix •.� 2,9 _ R� 211 14 .218 21h 1,2 31A, 1 IP _x16_ 1! 216 `PS 314 215 310'. hI�- .1119 212 •� 213 1 tv zu m- '`- 210 X09 ,2 a ey 209 200 E ;,I 2o9. 306. 209 208 • 20, , • =06 6a 2 �.. J _ 206' ' S 102 209 l 106 1/2 2 , f 20C _ .. �1 .i'A _ z °s� z6s -. uzl 201 � �- 293. •i 203 2o2 °2, i r - 2°0 .. 306 201 1.� z°° �. p' L� _� L: 13M 1308 c -.r GENERAL PLAN I L ZONING LOCATION GENERAL PLAN ZONING CURRENT USE Mixed -Use Water - Related Retail & Service Existing take -out restaurant, ON -SITE (MU W2) Commercial- Residential retail business, and residential Overlay RSC-R) apartment NORTH MU -W2 RSC -R Retail SOUTH MU -W2 RSC -R Retail EAST MU -W2 RSC -R Retail WEST Two -Unit Residential Two - Family Residential Single- and two -unit residential (RT) R1.5 dwellin s Hakone Japanese Restaurant September 9, 2010 Page 3 Background On July 21, 1988, the Planning Commission approved Use Permit No. 3319 permitting the establishment of a take -out service restaurant called "Mucho Munchies" that offered home delivery of fast food items. Prior to this, the facility was used for a take -out restaurant specializing in yogurt and shaved ice. The Planning Commission also waived the restaurant development standards pertaining to walls, parking lot illumination, utilities, and the required parking based on the physical characteristics of the site that existed at the time. A more detailed discussion of parking is provided in the Parking section of this staff report. As a condition of approval, the Use Permit prohibited customer seating and the sale of alcoholic beverages. Over the years, various operators have operated a take -out service restaurant under the existing Use Permit. The applicant has occupied the facility and operated Hakone since summer of 2008. It should be noted that citation records within the project file indicate that many of the previous take -out service restaurants have also provided seating in violation of Use Permit No. 3319. Project Description The applicant is requesting a new use permit to allow the following changes in the operational characteristics of the existing resturant: 1. Change Use Classification to Full- Service, Small -Scale As previously discussed, the subject restaurant facility was originally approved as a take -out service restaurant under Use Permit No. 3319 and was prohibited from providing any customer seating. The take -out service classification is typically used for restaurants for which more than 30- percent of the transactions are sales for off -site consumption and where customers are usually served at a counter or service window. Take -out service restaurants are also not permitted to serve alcoholic beverages on the premises. The applicant is proposing to maintain seating within the restaurant and to change the use classification of the restaurant to a full - service, small -scale restaurant. The full - service, small -scale classification is more closely representative of the type of the restaurant that the applicant currently operates where a majority of the customers dine within the restaurant and are served at their seats. The existing nine seats that are provided within the restaurant do not comply with disabled accessibility standards; therefore, the applicant is proposing a new seating arrangement that includes a total of eight seats and is in compliance with the disabled accessibility standards. Two seats and a table are proposed to be Hakone Japanese Restaurant September 9, 2010 Page 4 placed outside on the site adjacent to the public sidewalk. The remaining six seats would be provided as counter seating inside the restaurant (Attachment No. PC2- Project Plans). No other physical improvements are proposed. 2. Beer and Wine Service (Type 41 ABC License) Pursuant to Zoning Code Section 20.82.040.8.2 and Use Permit No. 3319, the existing take -out service restaurant is prohibited from serving alcoholic beverages on the premises. As part of his request to change the use classification of the restaurant to full - service, small - scale, the applicant is proposing the sale of beer and wine for on -site consumption (Type 41 ABC License). The applicant believes adding beer and wine to the menu will compliment the food and enhance the dining appeal of the restaurant. Various brands of bottled beer are planned to be offered, as well as Japanese sake (rice wine). The existing restaurant serves traditional Japanese cuisine and is currently open between the hours of 11:00 a.m. and 8:30 p.m., Monday through Saturday. The hours of operation are in compliance with the permitted hours of between 7:00 a.m. and 10:00 p.m., daily, as specified in Use Permit No. 3319. A maximum of three employees are proposed to be on -site at any given time. DISCUSSION Analysis Restaurant Design and Development Standards Chapter 20.82.040 of the Zoning Code contains development standards for restaurants to ensure that any proposed development will be compatible with adjoining properties and streets. The development standards include specific requirements for site requirements, building setbacks, parking and traffic circulation, walls surrounding the restaurant site, landscaping, exterior illumination, underground utilities, and supply and refuse storage. Section 20.82.040 D of the Municipal Code states that any of the above mentioned development standards for restaurants may be modified or waived if strict compliance is not necessary to achieve the purpose or intent of the standard. With the exception of refuse storage, these standards were waived in conjunction with the original approval of Use Permit No. 3319 based on the physical characteristics of the site that existed at that time. Since the requested change in use is relatively minor, staff believes the existing waiver of these restaurant development standards should continue. With regard to refuse storage, the standard requires a solid masonry wall enclosure 6 feet in height with self - locking gates. Use Permit No. 3319 modified the standard by simply prohibiting refuse from being stored in the alley setback area except when awaiting an immediately scheduled collection. Unfortunately, given the existing site Hakone Japanese Restaurant September 9, 2010 Page 5 configuration, the residential building on the property is located along the 10 -foot rear alley setback line and there is no opportunity to store the commercial trash bin behind setback area. Also, the commercial trash bin cannot be accommodated within the side yard setbacks without impeding ingress and egress to the residential and commercial uses. Based on these existing constraints, staff is recommending a condition of approval requiring that the commercial trash bin to be located flush against the rear wall of the residential building and parallel to the alley to minimize it's encroachment into the 10 -foot alley setback. The commercial trash bin shall also maintain a solid lid that shall be kept closed at all times. Parking The Planning Commission waived the 10 parking spaces required for the take -out service restaurant approved under Use Permit No. 3319. Ten spaces were required based on the formula of one space for each 50 square feet of gross floor area and one space for each employee on duty during peak hours (392 sq. ft.' / 50= 7.8 or 8 spaces; 8 spaces + 2 employees = 10 parking spaces). The Planning Commission found that the take -out service restaurant was not a destination point itself and that most of the patronage would come from people who are already shopping on Marine Avenue or from the residents living in the surrounding residential area. Pursuant to Section 20.66.030 of the Zoning Code, the proposed full- service, small - scale restaurant requires parking based on a formula of one space per each 3 seats or one space per each 75 square feet of net public area. The applicant is proposing a total of 8 seats and a net public area of 81 square feet. Based on those characteristics, the restaurant would require a total of three parking spaces, or seven spaces less than the 10 spaces previously waived under Use Permit No. 3319. Staff believes that most of the patronage would continue to come from people who are already shopping on Marine Avenue or from the residents living in the surrounding residential area even in light of the changes proposed. Therefore, the increased seating should not result in an increased demand for parking than it presently does. Alcoholic Beverage Outlet (ABO) Ordinance The applicant is requesting a Type 41 ABC License, which allows for the sale and on- site consumption of beer and wine only. This would be a new license for the area. Pursuant to Section 20.89.030.B of the Zoning Code, the Planning Commission must consider the following factors prior to approving a use permit for a new alcoholic beverage outlet: ' The parking formula did not include the additional gross floor area used for restaurant storage at the rear of the building. Hakone Japanese Restaurant September 9, 2010 Page 6 1. Whether the use serves public convenience or necessity. The applicant is requesting a Type 41 ABC license to allow the service of beer and wine, which is common for full - service restaurants. The service of beer and wine is intended for the convenience of customers dining at the restaurant. Restaurants are complementary to the surrounding retail and residential uses. The Police Department has no objection to the operation as proposed (Attachment No. PC 3- Police Department Memorandum). 2. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. The project site is located in Reporting District (RD) 42, which encompasses all of Balboa Island. See Attachment No. PC 4 for a map of all Reporting Districts in the City including the location of RD 42 and the two adjacent reporting districts RD 41 and RD 43 that are used for a comparison within this report. During the 2009 Calendar Year, there were 6,194 crimes reported citywide. RD 42 had a total of 111 reported crimes as compared to the citywide average for reporting districts of 162 reported crimes. This is 38.48 percent under the citywide reporting district average. For comparison, the table below provides a more detailed breakdown of crimes reported citywide during 2009, as well as in RD 42 and the two adjacent reporting districts, RD 41 and RD 43: porting Distr' Part One Cri (Serious Offe Part One Cr mes RD 42 63 33 1,915.60 RD 41 71 52 3,638.90 RD 43 23 17 2,046.86 Newport Beach 2,884 3,350 3,297.31 3. The number of alcohol licenses per capita in the reporting district and in adjacent reporting districts as compared to the county -wide average. The table below provides data for the number of active ABC licenses: RD 42 11 Ratio 299 residents RD 41 9 217 residents RD 43 5 225 residents Orange County 5,589 542 residents The per capita ratio of 1 license for every 299 residents is lower than the two adjacent reporting districts; however, it is higher than the County average. The disparity between the County ratio is likely attributable to the fact that RD 42 includes the entire Balboa Hakone Japanese Restaurant September 9, 2010 Page 7 Island commercial area, which has a high concentration of restaurants that serve alcohol. 4. The number of alcohol- related calls for service, crimes or arrests in the reporting district and in adjacent reporting districts. The table below reflects crime data for the 2009 Calendar Year. There were 4 DUI arrests and 11 plain drunk arrests (15 total) in RD 42. There were 1,270 arrests for the entire City. This accounts for 1.18- percent of the DUI /Drunk arrests made in the City. 5. The proximity of the alcoholic beverage outlet to residential districts, day care centers, park and recreation facilities, places of religious assembly, and schools. The site is located within the commercial district of Balboa Island. There are no day care centers, schools, or park facilities in the vicinity of the project site. Residential uses are located immediately to the west of the project site; however, the restaurant is oriented toward Maine Avenue and a residential building on the project site shields the restaurant activity from nearby residential uses across the alley. In addition, the existing take -out serve restaurant has not shown to be detrimental or incompatible with the surrounding neighborhood to date. Use Permit Findings Pursuant to Section 20.91.035 of the Municipal Code, the Planning Commission must make the following findings in order to approve a use permit: 1. That the proposed location of the use is in accordance with the objectives of this code and the purposes of the district in which the site is located. 2. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. RD 42 15 27 1,583 RD 41 33 80 1,294 RD 43 6 15 2,046.86 Newport Beach 1,270 3,595 69,294 5. The proximity of the alcoholic beverage outlet to residential districts, day care centers, park and recreation facilities, places of religious assembly, and schools. The site is located within the commercial district of Balboa Island. There are no day care centers, schools, or park facilities in the vicinity of the project site. Residential uses are located immediately to the west of the project site; however, the restaurant is oriented toward Maine Avenue and a residential building on the project site shields the restaurant activity from nearby residential uses across the alley. In addition, the existing take -out serve restaurant has not shown to be detrimental or incompatible with the surrounding neighborhood to date. Use Permit Findings Pursuant to Section 20.91.035 of the Municipal Code, the Planning Commission must make the following findings in order to approve a use permit: 1. That the proposed location of the use is in accordance with the objectives of this code and the purposes of the district in which the site is located. 2. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. 3. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Hakone Japanese Restaurant September 9, 2010 Page 8 Staff believes sufficient facts exist in support of each finding and has included such facts in the attached draft resolution (Attachment PC No. 1). The operation of the full - service, small -scale restaurant, with ancillary beer and wine sales, is consistent with the purpose and intent of the Retail and Service Commercial - Residential Overlay (RSC -R) Zoning District and Mixed -Use Water - Related (MU -W2) land use classification of the General Plan. Restaurant uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the extent possible to maintain a healthy environment for residents and businesses. The hours of operation will continue to be limited to the hours between 7:00 a.m. and 10:00 p.m., daily. The proposed new seating is not expected to increase the existing demand for parking. The service of beer and wine is intended for the convenience of patrons dining at the restaurant and the operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance to areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. The Police Department has also indicated they have no objection to the operation of the restaurant and has recommended a number of additional operational conditions of approval relative to the sale of alcoholic beverages that will maintain compatibility with the surrounding uses and minimize alcohol related impacts. Alternatives 1. If the Planning Commission believes that there are insufficient findings for approval, the Planning Commission should direct staff to prepare findings and a resolution denying the application. Staff would return at the next available Planning Commission meeting date with a resolution for denial; or 2. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. Environmental Review This project has been reviewed, and it has been determined to be categorically exempt under Section 15301 of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The project consists of minor interior alterations to accommodate the addition of eight seats. The addition of seating and the introduction of beer and wine service are considered a negligible expansion of the existing use. Hakone Japanese Restaurant September 9, 2010 Page 9 Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posed at City Hall and on the City website. Prepared by: mime Murillo, Associate Planner Submitted by: es Campbell, Acting Planning Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project Plans PC 3 Police Department Memorandum PC 4 Map of Reporting Districts F: 1Usem\PLNZhared%PA'stPAs - 20101PA2 01 0- 0 841201 009 0 9 PC rpt.docx Tmplt: 11/23/09 Attachment No. PC 1 Draft Resolution with Findings and Conditions RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2010 -016 FOR A FULL - SERVICE, SMALL -SCALE RESTAURANT WITH BEER & WINE SERVICE LOCATED AT 211 MARINE AVENUE (PA2010 -084) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Hyun Wang, with respect to property located at 211 Marine Avenue, and legally described as Lot 23, Block 12, Balboa Island Section Four, requesting approval of a use permit. 2. The applicant is proposing to change an existing take -out service restaurant to a full - service, small -scale restaurant, add eight seats, and introduce the service of beer and wine. 3. The subject property is located within the Retail and Service Commercial- Residential Overlay (RSC -R) District and the General Plan Land Use Element category is Mixed - Use Water - Related (MU -W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed -Use Water - Related (MU -W). 5. A public hearing was held on September 9, 2010, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). The project consists of minor interior alterations to accommodate the addition of eight seats. The addition of seating and the introduction of beer and wine service are considered a negligible expansion of the existing use. SECTION 3. REQUIRED FINDINGS. Pursuant to Section 20.82.060 of the Zoning Code, the proposed change in use classification to a full - service, small -scale restaurant and introduction of beer and wine service require the approval of a new use permit. In accordance with Section 20.91.035 Planning Commission Resolution No. _ Pape 2 of 9 of the Zoning Code, the following findings and facts in support of such findings are set forth: Finding: A. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: A -1. The site is located within the Retail and Service Commercial- Residential Overlay (RSC -R) District. This district is intended to provide areas which are predominately retail in character, but also allows service and office uses. The residential overlay is intended to allow residential uses on the second floor or above. Full- service, small -scale restaurants, with ancillary beer and wine sales for on -site consumption, are permitted uses within the RSC -R District. Finding: B. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: B -1. The Land Use Element of the General Plan designates the project site as Mixed -Use Water - Related (MU -W2). Full- service, small -scale restaurants, with ancillary beer and wine sales for on -site consumption, are permitted uses within this land use designation. B -2. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. B -3. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. B -4. The operation of the restaurant will continue to be restricted to the hours between 7:00 a.m. and 10:00 p.m., daily. B -5. No dancing or live entertainment will be provided on the premises. B -6. The restaurant is oriented toward Marine Avenue in a manner that shields the restaurant activity from the residential uses towards the rear. Tmplt: 04/14/10 Planning Commission Resolution No. _ Pape 3 of 9 B -7. A restaurant has been operated in this location since 1988 under the original approval of Use Permit No. 3319 and has not proven detrimental to the area. B -8. Restaurant uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. Finding: C. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: C -1. Full- service, small -scale restaurants are a permitted use in the RSC -R Zoning District, subject to approval of a use permit. The project substantially conforms to the development standards of the Zoning Code, and the waiver of development standards as it pertains to site requirements and parking will not be detrimental to the adjoining properties. C -2. The project has been reviewed and conditioned to ensure that the purpose and intent of Chapter 20.89 (Alcoholic Beverage Outlet) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. The service of beer and wine is intended for the convenience of customers dining at the restaurant and the operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance to areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. 2010 -084, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. Tmplt: 04/14/10 Planning Commission Resolution No. Paqe 4 of _ 9 3. This resolution supersedes Use Permit No. 3319 as approved by the Planning Commission on July 21, 1988, which upon vesting of the rights authorized by this use permit, shall become null and void. PASSED, APPROVED AND ADOPTED THIS SEPTEMBER 9, 2010. AYES: NOES: ABSTAIN ABSENT: BY: I --yA Earl McDaniel, Chairman Michael Toerge, Secretary Tm plt: 04/14/10 Planning Commission Resolution No. _ Pape 5 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL (Project- specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. 2010 -016 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 7. This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this use permit or the processing of a new use permit. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. Tmplt: 04/14/10 Planning Commission Resolution No. _ Pape 6 of 9 10. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 11. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 12. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on -site or off -site, to advertise the restaurant. 13. Temporary signs shall be prohibited in the public right -of -way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 14. The restaurant development standards pertaining to parking lot illumination, circulation, walls, landscaping, utilities, refuse storage, and the required parking spaces shall be waived. 15. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying /licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 16. The approval is only for the establishment of a restaurant type facility as defined by Title 20 of the Municipal Code, with the principal purpose for the sale or service of food and beverages with sale and service of alcoholic beverages incidental to the food use. 17. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 41 in conjunction with the service of food as the principal use of the facility. Any upgrade in the alcoholic beverage license shall be subject to the approval of an amendment to this application and may require the approval of the Planning Commission. 18. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the license. 19. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed Tmplt: 04/14/10 Planning Commission Resolution No. _ Pape 7 of 9 except when served in conjunction with food ordered from the full service menu 20. Hours of operations shall be limited to between 7.00 a.m. and 10:00 p.m., daily. 21. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the exterior shall constitute a violation of this condition. 22. Applicant shall post and maintain a professional quality sign (clearly visible at front exit) that designates the specific area where customers may consume alcoholic beverages. Posted sign shall read NO ALCHOLIC BEVERAGES MAY BE TAKEN BEYOND THIS POINT." 23. The sale of alcoholic beverages for consumption off the premises is strictly prohibited 24. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food and retail sales during the same period. The licensee shall maintain records that reflect separately the gross sale of food and the gross sales of alcoholic beverages of the licensed business. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the Department on demand. 25. Live entertainment and dancing shall be prohibited as a part of the regular operation, unless an amendment to this use permit or other required application is first approved in accordance with the provisions of the Municipal Code. 26. A covered wash -out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36- inches wide, 36- inches deep and 72- inches high, shall be provided, and the area shall drain directly into the sewer system, unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternate drainage plan. 27. The Use Permit is for the operation of full- service, small -scale restaurant and does not authorize the use or operation of a bar, tavern, cocktail lounge, nightclub or commercial recreational entertainment venue. 28. No background music shall be allowed on any of the outdoor patios, dining areas, lounges or waiting areas. 29. Any event or activity staged by an outside promoter or entity, where the applicant, operator, owner or his employees or representatives share in any profits, or pay any percentage or commission to a promoter or any other person based upon money collected as a door charge, cover charge or any other form of admission charge, including minimum drink orders or sale of drinks is prohibited. 30. Full meal service shall be provided during all hours of operation. 31. The rear doors of the facility shall remain closed at all times. The use of the rear door shall be limited to deliveries and employee use only. Ingress and egress by patrons is Tmplt: 04/14110 Planning Commission Resolution No. _ Pape 8 of 9 prohibited in unless there is an emergency. 32. All exits shall remain free of obstructions and available for ingress and egress at all times. 33. Strict adherence to maximum occupancy limits is required. 34. The applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 35. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 36. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 37. No outside paging system shall be utilized in conjunction with this establishment. 38. All trash shall be stored within a commercial trash bin with a solid lid to screen the trash and maintain odors. The lid shall be kept closed at all times. The commercial trash bin shall be located flush against the rear wall of the residential building and parallel to the alley to minimize it's encroachment into the 10 -foot alley setback. 39. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash bin specified in Condition No. 38. 40. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of- way. 41. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 42. The applicant shall ensure that the trash bins and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained bins or periodic steam cleaning of the bins, if deemed necessary by the Planning Department. Cleaning and maintenance of trash bins shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 43. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Planning Director, and may require an amendment to this Use Permit. Tmplt: 04/14/10 Planning Commission Resolution No. _ Pape 9 of 9 44. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 45. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Hakone including, but not limited to, Use Permit No. 2010 -016. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Tmplt: 04/14/10 Attachment No. PC 2 Project Plans AB anchor bolt FFE finished floor elevation PERF perforate (d) ABV above FFL finished floor line POS per owner specification GENERAL NOTES: STRUCTURAL LUMBER AC asphaltic concrete FIN finish (ad) PRE.FAB. prefabricate (d) 1. CODE OF RECORD FOR DESIGN: 2001 CALIFORNIA BUILDING CODE ('01 CBC), 2001 CALIFORNIA PLUMBING 1. ALL STRUCTURAL LUMBER SHALL BE DOUGLAS FIR COAST REGION AND SHALL BE IDENTIFIED AS REQUIRED 1. RENOVATION TO AN EXISTING FOOD SERVICE ESTABLISHMENT A/C air conditioning FLR floor (ing) PFL pounds per linear foot CODE ('01 CPC), 2001 CALIFORNIA MECHANICAL CODE ('01 CMC), 2004 CALIFORNIA ELECTRICAL CODE ('04 BY PS 20 -70 BY A GRADE MARK OF A LUMBER GRADING AGENCY APPROVED BY THE BOARD OF REVIEW OF THE ADD addendum FLUOR fluorescent PIP poured in place CEC), 2001 CALIFORNIA FIRE CODE ('01 CFC) AND 2005 CALIFORNIA ENERGY EFFICIENCY STANDARDS FOR AMERICAN LUMBER STANDARDS COMMITTEE. TENANT IMPROVEMENT AGG aggregate FND foundation PL property line NON-RESIDENTIALAS ADOPTED BY THE CITY. ALT alternate FTG footing PLT plate 2. ALL FRAMING MEMBERS SHALL BE AS FOLLOWS EXCEPTAS NOTED: ALUM aluminum PLAS plaster 2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO STARTING WORK, HORIZONTAL MEMBERS APPROX approximate GA gage, gauge PLYWD plywood AND SHALL NOTIFY THE OWNERS REPRESENTATIVE OF DISCREPANCIES OR IN CONS ISTANCIES. SUB - PURLINS (STIFFENERS) D.F. #1 FOR. ARCH architect (ural) GI galvanized iron PNL panel JOISTS AND BEAMS D.F. #1 AUTO automatic GL glass, glazing PNT painted) STRUCTURAL HE CONTRACTOR ELLMEAE.THEY ECESS R TO POSVERTICAL S NDCOLR HAKONE 3. GP galvanized pipe POC point of connection METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL TAKE ALL MEASURES NECESSARY TO PROTECT POSTS AND COLUMNS D.F. 41 BD board GYP. BD. gypsum board POS per owner specification THE STRUCTURE DURING CONSTRUCTION. SUCH MEASURES SHALL INCLUDE, BUT NOT LIMITED TO, STUDS & SILLS D.F. #2 BEL below GRID grade, grading PSF pounds per square foot BRACING AND SHORING FOR LOADS DUE TO CONSTRUCTION EQUIPMENT, CONSTRUCTION LOADS OF BET between GSS galvanized steel PSI pounds per square inch MATERIALS, ETC. THE CONTRACTOR, AT NO EXPENCE TO THE OWNER, SHALL RETAIN QUALIFIED 3. SILL PLATES AND LEDGERS IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED BIT bituminous GV galvanized PT point PROFESSIONALS TO DETERMINE FIELD LAYOUT OF THE BUILDING ELEMENTS, AND THE ADEQUACY OF ALL DOUGLAS FIR. ALL HOLES DRILLED FOR ANCHOR BOLTS SHALL BE NO LARGER THAN 1/16 -INCH GREATER THAN JAPAN CUISINE BLDG building PVC polyvinyl chloride PROPOSED BRACING AND SHORING. THE ANCHOR BOLT DIAMETER- HOLES LARGER THAN THIS SHALL HAVE ALL VOID SPACE BETWEEN THE BOLT BLK block HB hose Bibb AND THE SILL PLATE FILLED WITH EPDXY. BLKG blocking HC hollow core RA return air 4. OBSERVATION VISITS TO THE SITE BY THE ENGINEER SHALL NOT INCLUDE OBSERVATION OFSAFETY BM bench mark HD heavy duty RAD radius METHODS, BRACING OR SUPPORT. 4. FRAMING ANCHORS, HANGERS, STRAPS, COLUMN CAPS, CASES AND HOLD DOWNS SHOWN ARE AS x)C'1'%l BOT bottom HDR header RCP reinforced concrete pipe MANUFACTURED BY SIMPSON COMPANY, BREA, CA. DESIGNATIONS SHOWN ON THE DRAWINGS ARE FROM BRG bearing HDW hardware RD roof drain 5. PLAN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN ON DRAWINGS. DO NOT SCALE SIMPSON CATALOG C -2001. BRZ bronze HGT height REFR refrigerator PLANS & DETAILS. BUR built up roofing HM hollow metal REG register 5. PLYWOOD SHALL CONFORM TO THE STANDARDS IN PS 1 -74 OR PS 1 -83. ALL PANELS TO BE IDENTIFIED WITH A SCOPE OF WORK P T NAME BW both ways HOR horizontal REM remove 6. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND STANDARD GRADE MARK OF AN APPROVED TESTING AND GRADING AGENCY. EXTERIOR GLUE SHALL BE USED. NAILING OF HTG heating RET return DETAILS. PLYWOOD SHALL BE APPROVED PRIOR TO COVERING PLYWOOD. CAB cabinet HVAC heating /ventilating REG roofing CAD cadmium air conditioning RH right hand 7. CLARIFICATION SHALL BE REQUESTED FROM THE ENGINEER FOR ALL WORK INDICATED ON THE PLANS 6. ALL WALLS NOT SOLIDLY SHEATHED OR CONTAINING SHEAR PANELS SHALL HAVE A 1X6 DIAGONAL LET -IN OR CB catch basin HWD hardwood RM room THAT IS NOT SPECIFICALLY DETAILED, AND IS NOT SIMILAR TO WORK THAT IS DETAILED. APPROVED STEEL X BRACE AT THE ENDS AND AT NO MORE THAN 25' ON CENTER. BRACE SHALL EXTEND FROM CEM cement RO rough opening BOTTOM OF LOWEST PLATE TO TOP OF UPPER PLATE. O CER ceramic WH water heater ROW right of way 8. SEE EXISTING AND / OR OTHER PLANS FOR SIZE AND LOCATION OF ALL DOOR AND WINDOW OPENINGS, CFT cubic foot Cl cast iron ID inside diameter S south SIZE AND LOCATION OF ALL NON- BEARING PARTITIONS, SIZE AND LOCATION OF ALL CURBS, DRAINS, 7. ALL STUD PARTITIONS OR WALLS OVER 10 -FEET IN HEIGHT SHALL HAVE 2X BLOCKING, SAME WIDTH AS O DEPRESSED AREAS, SLOPES AND ELEVATION CHANGES, CHAMFERS, GROOVES, INSERTS, ALL FINISHES, STUDS, PREFERABLY AT MID - HEIGHT BUT NOT TO EXCEED 8 -FEET ON CENTER VERTICALLY. CIR circle INCL include (d, ing) SC solid core AND SIZE AND LOCATION OF ALL FLOOR AND ROOF OPENINGS. CIRC circumference INSUL insulate (d, ion) SCH schedule 8. DO NOT NOTCH JOISTS, RAFTERS OR BEAMS EXCEPT WHERE SHOWN ON THE ! ^\ v CLG ceiling INT interior SO storm drain 9. SEE OTHER PLANS FOR ALL WATERPROOFING REQUIREMENTS. THE ENGINEER IS NOT RESPONSIBLE DETAILS. HOLES THROUGH SILLS, PLATES, STUDS AND DOUBLE PLATES IN WALLS \ \v CLL contract limit line INV invert SEC section FOR WATERPROOFING DETAILS AND SPECIFICATIONS. SHALL NOT EXCEED 1/3 OF THE PLATE WIDTH. USE BORED HOLES LOCATED IN O CLR clear (ante) SFR single family residence CENTER OF MEMBER OR USE METAL STRAP ON NEAR SIDE. NO HOLES PERMITTED IN STUDS, SILL PLATES OR CLS closure JST joist SH shelf, shelving 10. SEE MECHANICAL, PLUMBING, ELECTRICAL AND OTHER PLANS FOR PIPE -RUNS, SLEEVES, HANGERS, TOP PLATES Or SHEAR PANELS WITHOUT EXPRESSED APPROVAL. O CM centimeter JT joint SHT sheet TRENCHES, WALL AND SLAB CMU concrete masonry KIT kitchen SIM similar OPENINGS, ELECTRICAL CONDUIT RUNS AND BOXES, OUTLETS, AND EQUIPMENT BASE ANCHOR BOLTS. 9. PROVIDE APPROVED X BRIDGING OR SOLID BLOCKING FOR BEAMS, RAFTERS AND JOISTS OF MORE THAN unit KO knockout SIMP. simpson strong -tie connector(s) LOCATION EIGHT INCHES DEPTH AT NO MORE THAN EIGHT FEET ON CENTER. t� RE5TROOM w COL column LAB laboratory SL sliding, slider (window) APT. PARKIN6 OF WORK COMB combination LAM laminate (d) SP single pane window (glass) 11. CONSTRUCTION MATERIALS SHALL BE SPREAD OUT IF PLACED ON FRAMED FLOORS OR ROOFS. LOADS LEASED TO COMPO composition LAV lavatory SPEC specification (s) SHALL NOT EXCEED DESIGN LOADING FOR SUPPORTING MEMBERS. 10. BOLTS IN WOOD SHALL BE NOT LESS THAN 7 BOLT DIAMETERS FROM END AND 4 BOLT DIAMETERS FROM STALL (I) 9'x18' 15.fi z EDGES UNLESS NOTED. BOLT HOLES SHALL BE 1/32" LARGER THAN THE BOLT SIZE. CONIC concrete LBL label SPK speaker w CONT continuous/ LH left hand SID square RETROFIT NOTES: 11. LAG BOLTS SHALL HAVE LEAD HOLES BORED. HOLE DIAMETER TO BE > continue LL live load SS stainless steel 1. ALL CONTRACTORS AND SUBCONTRACTORS BIDDING ON THIS PROJECT SHALL BECOME FAMILIAR WITH A. SHANK PORTION: SAME DIAMETER AND LENGTH AS SHANK. O Q CONTR contract (or) LT light ST steel THESE PLANS, AND VISIT THE SITE AND EXAMINE THE EXISTING CONDITIONS PRIOR TO SUBMITTING BIDS. B. THREADED PORTION: 0.6 -0.75 TIMES DIAMETER OF THREAD. CONST construction LTL lintel STA station CONTRACTORS AND SUBCONTRACTORS AGREE AND ACKNOWLEDGE THEIR KNOWLEDGE OF THESE PLANS (E) DWELLI w CORR corrugated LW lightweight STD standard AND THE VISIBLE EXISTING CONDITIONS BY SUBMITTING THEIR BIDS. 12. UNLESS NOTED OTHERWISE, ALL NAILS SHALL BE'COMMON'. o b z CPR copper STO storage w C5 o _ CPT carpet (ed) MAS masonry STIR structural 2. THERE COULD BE MANY CONSTRUCTION ITEMS THAT ARE HIDDEN FROM VIEW AT AN EXISTING / O M THE WE5T WINS CYD cubic d MAX maximum SUS suspended an sus ene 13. HOLES FOR NAILS, THAT ARE NECESSARY TO PREVENT SPLITTING SHALL BE PRE DRILLED ATA SMALLER a y p RETROFIT CONSTRUCTION DIAMETER THAN THE NAIL. � (RETAIL) Q MB machine bolt SYM symmetry (ical) SITE THAT COULD INTERFERE WITH WORK, INCLUDING BUT NOTUMITED TO: Q (E) b' WIDE DB drop beam MBR member SYS system A. COVERED OR HIDDEN STRUCTURAL MEMBERS AND RELATED CONNECTIONS. 51DEK&K f DEMO demolish, MC medicine cabinet 14. FASTENERS AND HARDWARE EXPOSED TO MOISTURE OR PRESSURE/ CHEMICALLY TREATED WOOD SHALL B. PIPES AND CONDUITS BURIED IN THE SOIL AND IN THE STRUCTURE. BE HOT- DIPPED GALVANIZED. b" CURB demolition MECH mechanic TEL telephone C. DEBRIS BURIED IN THE SOIL AND IN THE STRUCTURE. DH double hung VIED medium T &G tongue & groove D. UNDISCOVER AND UNANTICIPATED SOILS CONDITIONS. 15. INSTALL STEEL PLATE WASHERS UNDER BOLT HEADS AND NUTS. WASHERS TO HAVE A MINIMUM SI DIAG diagonal MET metal THK thick (ness) INDICATED IN THE ATTACHED BOLT WASHER SCHEDULE. DIAM diameter MFR manufacture (er) TV television WHEN THE CONTRACTOR ENCOUNTERS HIDDEN CONDITIONS THAT INTERFERE WITH WORK, HE SHALL DIM dimension MH manhole TYP typical NORTH CEASE WORK IN THAT AREA 16. DOUBLE TOP PLATES AT ALL EXTERIOR WALLS AND ALL BEARING PARTITIONS (NOT ERW LED) DIV division MIN minimum AND NOTIFY THE OWNER AND PROJECT ENGINEER. HE SHALL NOT PROCEED AGAIN UNTIL CLARIFICATION SHALL LAP 4' -0" MINIMUM THROUGH EACH SIDE OF SPLICE IN PLATES & HAVE 8 -16d N IMUM OUGH DR door MIR mirror LINO unless noted otherwise IS ISSUED. BOTH PLATES. DS downspout MISC miscellaneous DTL detail MLD molding, moulding UR urinal 3. THESE RETROFIT PLANS REPRESENT THE FINAL CONDITION OF STRUCTURAL REPAIRS OR 17. UNLESS NOTED OTHERWISE, DOUBLE JOISTS SHALL BE PROVIDED UND IT WALLS WHERE WALL DWG drawing MM millimeter VERT vertical MODIFICATIONS. THEY DO NOT INDICATE OTHER RELATED NON- STRUCTURAL REPAIRS NECESSARY TO IS PARALLEL TO THE FRAMING. DWR drawer MT mount (ed, ing) ACCOMPLISH THE STRUCTURAL REPAIRS. THE CONTRACTOR, AFTER HIS SITE EXAMINATION, SHALL NOTE E east MTL material (s) VIN vinyl ALL VISIBLE RELATED NECESSARY REPAIRS AND REPLACEMENTS AND INCORPORATE THEM INTO HIS BID. 18. LEDGER ANCHOR BOLT SPACING SHALL BEGIN FROM NOT MORE THAN 12- INCHES, AND SHALL NOT EXCEED 4 BETWEEN THE ENDS; AND THERE T A NOT LESS THAN 7- INCHES AND PLOT PLAN SCALE: A (E) existing N north W west 4. THE ARCHITECTURAL APPEARANCE OF THE INTERIOR AND EXTERIOR OF THE BUILDING AFTER THE SHALL BE A MINIMUM OF 2- ANCHOR BOLTS IN EAC OF LEDGER. NONE EF each face (N) new W/ with RETROFIT SHALL BE EQUIVALENT TO OR BETTER THAN THE APPEARANCE PRIOR TO THE RETROFIT. ELEV elevation NAT natural W/H water heater ELEC electric (al) NIC not in contract W/O without CONNECTION NAILING 1 TENANT: PATTY WANG 5. THE CONTRACT WORK SHALL NOT BE CONSIDERED COMPLETED UNTIL THE OWNER IS SATISFIED THAT 211 Marine Avenue EVER emergency NOM nominal WC water closet 1. JOISTS TO SILL OR GIRDER, TOE 3 -8d ALL REPAIR OR REPLACEMENT WORK IS ACCEPTABLE. ENC enclosure NITS not to scale WD wood Newport Beach, CA 92662 2. BRIDGING TO JOIST, TOENAI 2 -8d EP electrical WI wrought iron ( 909 ) 331 -5343 panelboard OA overall WIN window CONSTRUCTION NOTES 3. 1" x 6" SUBFLOOR OR LE O J , FACE NAIL 2 -8d PLANS PREPARED BY: COX DESIGN STUDIO EQ equal OBSC Obscure WPT working point 4. WIDER THAN V x 6" BFL T A. JOIST, FACE NAIL 3 -8d Robert Cox EQUIP equipment OC on center WR water repellant 5. 2" SUBFLOOR T I OR GI ER, BLIND AND FACE NAIL 2 -16d 1313 W Memory Ln. #602 EST estimate OD outside diameter WWF welded wire fabric 1. ADDRESS NUMBERS SHALL MEET THE REQUIREMENT OF FFD STANDARD #7. A MINIMUM OF SIX INCHES 6. SOLE PLA I LOCKING, TYPICAL FACE NAIL 16d AT 16" o.c. Santa Ana, CA 92706 EWC electric water OH overhead ADDED TO THE MINIMUM SIZE ONE INCH FOR EVERY TEN FEET FROM THE PUBLIC STREET WITH A FOURTEEN SOLE PL T ORB LOCKING, AT BRACED WALL PANELS 3 -16d per 16" Ph: (714) 809 -1010 cooler OPG opening XS extra strong INCH MAXIMUM. 7. T O D, END NAIL 2 -16d Fax: (714) 480 -0099 EXIST existing OPP opposite FLOOR AREA: 600 Square Feet EXHST exhaust L angle 2. AN APPROVED KNOX KEY BOX SHALL BE REQUIRED FOR THIS OCCUPANCY. t\)IOUBLE T so__ PLATE 4 -8d, TOENAIL OR 2 -16D, END NAIL OCCUPANCY GROUP: B - SUBJECT SPACE EXP exposed PAR parallel center line DOU STUDS, FACE NAIL 16d AT 24" O.C. M - ADJACENT RETAIL SPACE EXT exterior PB panic bar d penny 3. HOOD AND DUCT FIRE PROTECTION SYSTEM SHALL COMPLY WITH CURRENT CODES AND WILL BE PLAN UBLE TOP PLATES, TYPICAL FACE NAIL 16d AT 16" O.C. TYPE OF CONSTRUCTION: VIN PCC precast concrete 1 perpendicular CHECKED AND INSTALLED UNDER SEPARATE PERMIT. TOP PLATES, LAP SPLICE 8 -16d SPRINKERS NO FA fire alarm PCF pounds per cubic foot PL plate 11. BLOCKING BETWEEN JOISTS OR RAFTERS TO TOP PLATES, TOENAIL 3 -8d NUMBER OF STORIES: One Story FB flush beam PED pedestal 0 round 4. PROVIDE SIGNAGE FOR MAIN ELECTRICAL ROOM READING: MAIN ELECTRICAL ROOM. THE SIG 12. RIM JOIST TO TOP PLATE, TOENAIL 8D AT 6" O.C. HEIGHT OF BUILDING: 15 -0" FD floor drain @ at RED BACKGROUND WITH WHITE LETTERS. THE SIGN SHALL BE MADE FROM A METAL PLPE AND I ON 13. TOP PLATES, LAPS AND INTERSECTIONS, FACE NAIL 2 -16d APPLICABLE CODES: 2001 CBC /1997 UBC, Including FE fire extinguisher THE FACE OF THE DOOR. CHAPTER 11 (Accessibility) 14. CONTINUOUS HEADER, TWO PIECES 16d AT 16" O.C., ALONG EA. EDGE 2001 CPC (2000 UPC) 5. FIRE EXTINGUISHERS SHALL BE WITHIN 75 FEET OF TRAVEL. O 15. CEILING JOISTS TO TOP PLATE 3 -8d 2001 CMC (2000 UMC) �j C 16. CONTINUOUS HEADER TO STUD, TOENAIL 4 -8d 2004 CEC (2002 NEC) 17. CEILING JOISTS, LAPS OVER ABBREVIATIONS FIRE DEPARTMENT ES 18. CEILING JOISTS TO PARALLEL RAFTERS, FACE NAIL IL 3 -16d 2005 Energy Standards UBC Section 106.3.3 - (Information on 19. RAFTER TO PLATE, TOE NAIL 3 -8d Plans and Specifications) 1. ALL EQUIPMENT AND SHELVING shall be supported b six 6 inch high, Basil cleanable legs, 11. INDIRECT DRAINING Plumbing •,Fixtures and E tti me DOR KS: SEATING PROVIDED: No Seating Provided Q pP Y O a Y b b q P 20. 1" BRACE TO EA. STUD AND PLATE, FACE NAIL 2 -8d commercial castors, or completely sealed in position on a four (4) inch high minimum continuously coved a. Prep Sink 21. 1" x 8" SHEATHING OR LESS TO EACH BEARING, FACE NAIL 2 -8d MAXIMUM NO. OF EMPLOYEES: 3 PER SHIFT base or concrete curb to facilitate ease of cleaning. b. Steam Tables (not self - contained) 22. WIDER THAN 1" x 8" SHEATHING TO EACH BEARING, FACE NAIL 3 -8d c. Ice Machines PATH OF TRAVEL NOTES: 2. ALL FOOD and UTENSIL RELATED KITCHEN EQUIPMENT shall be NSF or ANCI certified. d. Soda Fountains 23. BUILT -UP CORNER STUDS 16d AT 24" O.C. I. EXI5TING PATH OF TRAVEL FROM ACCE551BLE PARKING 15 e. Walk -in Coolers and Freezers god AT 32" O.C., AT TOP AND BOTTOM AND LEVEL WITH NO ABRUPT CHANGES IN ELEVATION. 24. BUILT -UP GIRDER AND BEAMS STAGGERED 2 -20d AT ENDS AND AT EA. SPLICE 3. CONCRETE FLOORS shall be smooth and sealed with sealers from Health Department Approved list of f . Gas Water Heater Over -flow sealer manufacturers. Cove base used shall be ceramic the "slim- foot" designed specifically for top set 25.2" PLANKS 2 -16d AT EACH BEARING 2. SLOPE AT EXISTING PATH OF TRAVEL DOES NOT EXCEED application. Sub mi t D r ODOSCd sealer SpCCS a n d samples O f "slim-foot" top set CO v C base prior t0 in Sta Il at i n. 12. WATER HEATE R shall: 26. WOOD STRUCTURAL PANELS AND PARTICLEBOARD 55 WITH 2% MAX. GR055 SLOPE. PROJECT INFORMATION a. Be dedicated for excl e establishment. SUBFLOOR AND WALL SHEATHING: 4. FLOOR COVERINGS in all areas in which food is prepared, packaged, or stored, where any utensils are b. Be mounted on a g a d steel stand (interior) 18" (exterior) and strapped to walls with steel 1/2" AND LESS 6d 3 SHEET washed, where refuse or garbage is stored, where janitorial facilities are located, in all toilet and straps 1/3 from o k om. 19/32" - 3/4" 8d OR 6d s NUMBER SHEET TITLE hand - washing areas, employee change area and storage areas shall all be of an approved type that continues c. Provide hot a inks. 7/8" - 1" 8d 3 1 -1/8" - 1 -1/4" 10d OR 8d s u the wall a minimum of four 4 inches in a seamless manner with a 3/8" radius cove as an integral unit. d. Be e lore i � � Ic lati n um . p () gr B u n p p 1 COVER SHEET, SITE PLAN, FIRE DEPT. NOTES &GENERAL NOTES Submit samples of floor coverings) and cove base(s), includine anv proposed "slum- foot" or metal top -set COMBINATION SUBFLOOR - UNDERLAYMENT (TO FRAMING): w w cove bases, prior to installation. 13. OEQUIPMENT shall be spaced 6" apart and from adjacent walls, or flashed together and to 3/4" AND LESS 6d s z w v 2 FLOOR PLAN, REFLECTED CEILING PLAN & SCHEDULES 7/8" - V 8d s W ll, cooking equipment must be equipped with commercial castors and quick disconnect gas s > ¢ 3 ACCESSIBILITY NOTES 1 -1/8" - 1 -1/4" 10d OR 8d Z 5. WALLS IN THE KITCHEN shall be smooth drywall painted semi -gloss enamel with a minimum 70 °/ tin ¢ w 27. PANEL SIDING TO FRAMING: > Z 4 ACCESSIBILITY DETAILS reflective value, or: /. 1/2" 6d 6 z Ft 0 a. Covered with stainless steel flashing under the range hood. /l = . RESTROOM FACILITIES: 5 /8" 8d 6 0 � = 5 DETAILS b. Covered FRP over water - resistive "green-board" behind all sinks. ��C ^/J \J 2001 CBC Section 413.3 28. FIBERBOARD TO SHEATHING: BALBOA AVENUE Separate toilet facilities shall be provided for each sex. 1/2" No. 11 ga a ENV -1 MECHANICAL ENERGY FORMS . 6. WALLS IN THE RESTROOM (S) shall be smooth ceramic file or FRY wainscot u 4'- 0" Exception: 6d ° above the finish floor as indicated on the plans and smooth drywall painted semi- s�s r ove, and 1. Residential installations No. 16 ga. s M -1 MECHANICAL NOTES AND DETAILS shall consist of the following light reflective values: \\ J/ 2. In occupancies serving ten (10) or fewer people, one toilet facility designed for use by no more than one 25/32" No. 11 ga. a M -2 MECHANICAL FLOOR AND ROOF PLAN a. 70% light reflective value (LRV) below the splash line. �/ person at a time, shall be permitted for use by both sexes. 8d 4 b. 40% light reflective value (LRV) above the splash line \V \ 3. In business and mercantile occupancies with a total floor area of fifteen hundred (1500) square feet or No. 16 ga. 9 M -3 MECHANICAL NOTES AND KITCHEN EQUIPMENT SCHEDULE v less, one (1) toilet facility, designed for use by no more than one (1) person at a time, shall be permitted for 29. IN4TERIOR PANELING: 4d 10 �•: M -4 EXHAUST HOOD DETAILS 7. WALLS 1N THE CUSTOMER AREAS shall be smooth a nt semi -gloss enamel or latex with use by both sexes. the following light reflective values: 2001 CBC Section 413.5.2 3/8" 6d 11 M -5 EXHAUST DUCT WRAP SPECS &DETAILS a. 70% light reflective value LRV below the 5 la Fixtures for customer use shall be permitted to be met b providing a centrally located facility accessible to z COMMON OR BOX NAILS MAY BE USED EXCEPT WHERE OTHERWISE STATED. TRAVEL OF g (LRV) p P Y P g y } M -6 EXHAUST HOOD DETAILS b. 40% light reflective value (LRV) above the spla several stores. The maximum distance from entry to any store to this facility shall not exceed five hundred NAILS SPACED AT 6" ON CENTER AT EDGES, 12" AT INTERMEDIATE SUPPORTS EXCEPT 6" AT ALL SUPPORTS WHERE SPANS ARE 48" OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS AND (500) fee[. SHEAR WALLS, REFER TO SECTIONS 2315.3.3 AND 2315.4. NAILS FOR WALL SHEATHING MAY BE COMMON, BOX OR PARK AVENUE P-1 PLUMBING GENERAL NOTES AND DETAILS 8. HOOD exhaust fan(s) and MAKE -UP AIR fan(s) Thiabe interlocked to switch on /off simultaneously. 2001 CBC Section 413.5.3 CASING. P -2 PLUMBING HOT AND COLD WATER PLAN In stores with a floor area of one hundred fifty (150) square feet or less, the requirements to provide 3 COMMON OR DEFORMED SHANK. 9. MOP SINK shall have: facilities for employees shall be permitted to be met b providing centrally located facility accessible to 4 COMMON. SITE (E) AGGE551$LE p Yp g Y Y P -3 PLUMBING WASTE AND VENT PLAN, GREASE TRAP DETAILS a. A faucet equipped with aback -flow prevention device. several stores. The maximum distance from entry to any store to this facility shall not exceed three hundred s DEFORMED SHANK. b. A mop rack adjacent to the sink. (300) feet 6 CORROSION - RESISTANT SIDING OR CASING NAILS CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3. PARKING STALL P -4 GAS LINE PLAN AND NOTES FASTENERS SPACED 3" ON CENTER AT EXTERIOR EDGES AND 6" ON CENTER AT INTERMEDIATE SUPPORTS. NORTH c. A chemical shelf above or adjacent to the sink. 2001 CPC Section 2902.3 8 CORROSION - RESISTANT ROOFING NAILS WITH 7/16" DIAMETER HEAD AND 1 -1/2" LENGTH FOR 1/2" SHEATHING AND 1- E -1 SINGLE DIAGRAM, GENERAL NOTES, LIGHTING FIXTURE SCHEDULE In Occupancy Groups B, F, H, M and S, buildings or portions thereof where persons are employed shall be 3/4" LENGTH FOR 25/32" SHEATHING, CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3. 10. DIRECT DRAINING Plumbing Fixtures and Equipment to WASTE SYSTEM: provided with at least One water Closet. Separate facilities shall be provided for each sex when the number 9 CORROSION - RESISTANT STAPLES WITH NOMINAL 7/16" CROWN AND 1 -1/8" LENGTH FOR 1/2" SHEATHING AND 1 -1/2" E -2 ELECTRICAL POWER AND LIGHTING PLANS d. 3 Compartment Sink of employees exceeds four (4). Such toilet facilities shall be located either in such building or conveniently LENGTH FOR 25/32" SHEATHING CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3. 1cPANEL SUPPORTS AT 16" [20" IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE E -3 LIGHTING TITLE 24 COMPLIANCE FORMS e. Hand Sink n a building adjacetl[ thereto on the Same property. MARKED]. CASING OR FINISH NAILS SPACED 6" ON PANEL EDGES, 12" AT INTERMEDIATE SUPPORTS. f. Mop Sink 11 PANEL SUPPORTS AT 24 ". CASING OR FINISH NAILS SPACED 6" ON PANEL EDGES, 12" AT INTERMEDIATE SUPPORTS. HEALTH DEPARTMENT NOTES TABLE 23- II -13-1 - NAILING SCHEDULE VICINITY MAP N.T.S. SHEET INDEX REVISIONS BY A 5/18108 B.G. a, a, C) O o a � L CL4 Z H� N �4 O U F-ti O Q tt O W t� Q Wz zz WZ H" � zzq�Q za UQH WE -+Z�W a H- 'OCjOW �Q z��xx�W O w> a v w x U* DRAWN E.O. CHECKED B.G. DATE 2/22/08 SCALE AS 5HOWN PROJECT NAME HAKONE SHEET ROOM FINISH SCHEDULE (E) EXISTING (N) NEW KITCHEN EQUIPMENT SCHEDULE (E) EXISTING (N) NEW 4' -0° (E) (N) ROOM FLOOR BASE WALLS CEILING KEY (E) (N) DESCRIPTION QTY. SIZE /MANUFACTURER BTUH /KWs /CFM REMARKS GL CUSTOMER AREA CERAMIC TILE CERAMIC TILE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH WOOD PAINTED SEMI -GLOSS 1 RANGE HOOD 1 CAPTIVE AIRE 1750 CFM UL LISTED HOOD, EXH & MAKE -UP AIR FANS 12" 42" MAX. I MIN. SERVING AREA QUARRY TILE QUARRY TILE 3/8" R COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH WOOD PAINTED SEMI -GLOSS 2 FRYER 1 AMERICAN RANGE 120,000 BTUH NSF II PREP AREA QUARRY TILE QUARRY TILE 3/8" R COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH DW PAINTED SEMI -GLOSS 3 6 BURNER RANGE 1 AMERICAN RANGE 227,000 BTUH NSF COOKING AREA QUARRY TILE QUARRY TILE 3/8" R COVE STAINLESS STEEL ABOVE COVE TO HOOD SMOOTH DW PAINTED SEMI -GLOSS 4 RADIANT BROILER 1 AMERICAN RANGE 60,000 BTUH NSF / z CLEANING AREA QUARRY TILE QUARRY TILE 3/8" R COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH DW PAINTED SEMI -GLOSS 5 3 COMPARTMENT SINK 1 JTM INTERNATIONAL NSF 3 A —_ RECEIVING AREA QUARRY TILE QUARRY TILE 3/8" R COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH DW PAINTED SEMI -GLOSS 6 SANDWICH TABLE 1 TRUE NSF - SELF CONTAINED B MOP STATION QUARRY TILE QUARRY TILE 3/8" R COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH DW PAINTED SEMI -GLOSS 7 PREP SINK 1 JTM INTERNATIONAL NSF Q DRY STORAGE SMOOTH SEALED CONC CT 3/8" R TOP SET COVE SMOOTH DRYWALL PAINTED SEMI -GLOSS SMOOTH DW PAINTED SEMI -GLOSS 8 HAND SINK 1 JTM INTERNATIONAL NSF Fl \ 10 / 8A SOAP DISPENSER 1 BOBRICK NSF P 8B PAPER TOWEL DISPENSER 1 BOBRICK NSF r1 9 CHROME STORAGE SHELVES LF 25 LF x 4 TIER =100 LF NSF i 10 CE MACHINE - RELOCATED 1 ICE- O -MATIC NSF 11 CASH REGISTER 1 NCR COUNTER +34" MAXIMUM HEIGHT 12 AIR CURTAIN 1 MARS MODEL FOR 36" NSF * 13 MOP SINK 1 JTM INTERNATION�fi NSF �I 13A MOP RACK 1 RUBBERMAID NSF DOOR SCHEDULE (E) EXISTING (N) NEW 13B STAINLESS STEEL CHEMICAL SHELF 1 10--x24" Q NSF �O^ 1 14 2 DOOR REACH -IN REFRIGERATOR 1 51 NSF (E) (N) MARK LOCATION SIZE MATERIAL HARDWARE OTHER HARDWARE AND REMARKS 15 1 DOOR REACH -IN FREEZER 1 NSF ` ENTRY T -0" x T -O" x 1 -3/4" ALUMINUM NORTH STOREFRONT PANIC HARDWARE OR SIGN ABOVE DOOR READING "THIS DOOR TO 1. AUTO FLUSH BOLT D1 REMAIN UNLOCK DURING BUSINESS HOURS" IN 1" HIGH LETTERS 2. ALUM. THRESHOLD -NOT MORE THAN 1/2" ABOVE F.F. 3. CLOSER -MAX EFFORT TO OPEN NOT TO EXCEED 5 LBS. ALL . 1 LEVER TYPE HANDLE SHOWN ON THE HOLLOW CORE TIGHT FITTING DOOR AT RESTROOM. OTHERS PLANS WOOD 2. CLOSER- MAX EFFORT TO OPEN NOT TO EXCEED 5 LBS. 3. NOTHRESHOLD -FLUSH DETAILED R.R. PLAN SCALE: RESTROOM KEYNOTES I -I/2 "0 PAINTED (E) 3x4 R.R. ®24" O.G. / Oj TANK TOILET WITH FLUSH HANDLE ON WIDE 51DE HANDRAIL OWALL MOUNTED LAVATORY 12 Al O 42° LONG 5TAINLE5 STEEL FiRAB BAR vQU O4 36" LONG 5TAINLE55 STEEL 6RAB BAR I OSURFACE MOUNTED TOILET SEAT COVER 8 DISPENSER I' 4' f 8 6 OSURFACE MOUNTED TOILET TI59JE DISPENSER zz l O F.R.P. PANELS TO 48" OVER M015TURE +71 L______ IIII VAUL GLG.'� 12 RESISTIVE GYP. BD. - - - - - -- - -++ 42" MIN. O PAINTED SMOOTH SEMI -6LO55 FIN15H GYPSUM 5r 24 \ 4 2 10 BOARD WALLS AND GEILIN6 1:12 MAX. SLOPE MIN.�ANDIN6 FLAT GL6. 7 14 4 6 II a QUARRY TILE GOYE BASE 10 SURFACE MOUNTED PAPER TOWEL DISPENSER � m � (V 12" a 13 a 1b" a MAX. 40.-51. (E) ADJACENT BUILDING A B C \C (E) DOOR TO REMAIN v AGGE5516LE FROM 1' D *1'-OH OWS (W - - - TION 6A5 HEM m m v 4 5 8A 8B RESTROOM INTERIOR ELEVATIONS SCALE: 3 /g " =1' -0" 0 A RESTRQ,QM r =� r _11 I O ® F.S. fj I M)FD. ® (E) 3X6 ___ � E) CLEANING RIDGE BEAM LJ (N) COOKING AREA — — — (E) SERVING (E) CUSTOMER DI - - - AREA ° T AREA AREA I(E) RECEIVING FREEXT. LR. L, O 'Q� (E) 5X4 a � I I ooA _7 bo II 1 1 1 1 1 1 1 m RAFTERS d� T IIII II II :. v (E) DRY I TYPICAL ER COUNT STORAGE _ (E) I-kOUR WALL 2 SCALE: I/4 ° =1' -0° V -3" 8'-4° L (Fa OPEN BEAM TOPPIN6NG. DRYWALL DRYWALL 0EILIN6 w/ (E) 2xb O GEILIN6 GEILIN6 T66 DECKING -. Q FLOOR PLAN WALL LEGEND E (E) SMOOTH DRYWALL L (E) SMOOTH WOOD OPEN _- - PAINTED 5EMI -6LO55 BEAM GEILIN6 PAINTED E - b WHITE SEMI -6LOS5 WHITE IIII IIII - - DRYWALL EXISTING 2x WOOD FRAMED WALL TO BE REMOVED IIII II II IIII - GEILIN6 1 EXI5TIN6 TO 2X WOOD FRAMED WALL TO REMAIN (w NEW 2x4 STUDS 0 16" O.G. w/ 5/6" TYPE "X" GYP. BD. DRYWALL BOTH SIDES GEILIN6 (Fa EXI5TIN6 ONE -HOUR WOOD FRAMED DEM151N6 WALL TO 4' -b" REMAIN NORTH NORTH SCALE: SCALE: REFLECTED CEILING PLAN 1/4"=V-0" FLOOR PLAN I /4 " =I-o " B . 7! p V O O p, Fr-=4 z "G W � d O O 4 ct � O v W Q O j W G]aL) W W L WLT � <QQR! W� F aU�EWW wti L) s °o °o Owr�Ww�r�f� DRAWN E.O. CHECKED B.G. DATE 2/22/Ob SCALE AS SHOWN PROJECTNAME HAKONE SHEET 2 2 13 0 3 r — �< L -- 5 w I iz n �f TYPICAL RAMP /RAIL DETAIL 2 r 6 A 12" a 13 a 1b" a MAX. 40.-51. (E) ADJACENT BUILDING A B C \C (E) DOOR TO REMAIN v AGGE5516LE FROM 1' D *1'-OH OWS (W - - - TION 6A5 HEM m m v 4 5 8A 8B RESTROOM INTERIOR ELEVATIONS SCALE: 3 /g " =1' -0" 0 A RESTRQ,QM r =� r _11 I O ® F.S. fj I M)FD. ® (E) 3X6 ___ � E) CLEANING RIDGE BEAM LJ (N) COOKING AREA — — — (E) SERVING (E) CUSTOMER DI - - - AREA ° T AREA AREA I(E) RECEIVING FREEXT. LR. L, O 'Q� (E) 5X4 a � I I ooA _7 bo II 1 1 1 1 1 1 1 m RAFTERS d� T IIII II II :. v (E) DRY I TYPICAL ER COUNT STORAGE _ (E) I-kOUR WALL 2 SCALE: I/4 ° =1' -0° V -3" 8'-4° L (Fa OPEN BEAM TOPPIN6NG. DRYWALL DRYWALL 0EILIN6 w/ (E) 2xb O GEILIN6 GEILIN6 T66 DECKING -. Q FLOOR PLAN WALL LEGEND E (E) SMOOTH DRYWALL L (E) SMOOTH WOOD OPEN _- - PAINTED 5EMI -6LO55 BEAM GEILIN6 PAINTED E - b WHITE SEMI -6LOS5 WHITE IIII IIII - - DRYWALL EXISTING 2x WOOD FRAMED WALL TO BE REMOVED IIII II II IIII - GEILIN6 1 EXI5TIN6 TO 2X WOOD FRAMED WALL TO REMAIN (w NEW 2x4 STUDS 0 16" O.G. w/ 5/6" TYPE "X" GYP. BD. DRYWALL BOTH SIDES GEILIN6 (Fa EXI5TIN6 ONE -HOUR WOOD FRAMED DEM151N6 WALL TO 4' -b" REMAIN NORTH NORTH SCALE: SCALE: REFLECTED CEILING PLAN 1/4"=V-0" FLOOR PLAN I /4 " =I-o " B . 7! p V O O p, Fr-=4 z "G W � d O O 4 ct � O v W Q O j W G]aL) W W L WLT � <QQR! W� F aU�EWW wti L) s °o °o Owr�Ww�r�f� DRAWN E.O. CHECKED B.G. DATE 2/22/Ob SCALE AS SHOWN PROJECTNAME HAKONE SHEET 2 2 13 II SURFACE MOUNTED LIQUID 50AP DISPENSER a 12 FULL LENGTH MIRROR x 36" H1614 w <13 > INSULATE HOT WATER AND � 14 PROVIDE BACKING FOR O TYPICAL RAMP /RAIL DETAIL 2 FRAMING PLAN A ISCALE: ' 12" a 13 a 1b" a MAX. 40.-51. (E) ADJACENT BUILDING A B C \C (E) DOOR TO REMAIN v AGGE5516LE FROM 1' D *1'-OH OWS (W - - - TION 6A5 HEM m m v 4 5 8A 8B RESTROOM INTERIOR ELEVATIONS SCALE: 3 /g " =1' -0" 0 A RESTRQ,QM r =� r _11 I O ® F.S. fj I M)FD. ® (E) 3X6 ___ � E) CLEANING RIDGE BEAM LJ (N) COOKING AREA — — — (E) SERVING (E) CUSTOMER DI - - - AREA ° T AREA AREA I(E) RECEIVING FREEXT. LR. L, O 'Q� (E) 5X4 a � I I ooA _7 bo II 1 1 1 1 1 1 1 m RAFTERS d� T IIII II II :. v (E) DRY I TYPICAL ER COUNT STORAGE _ (E) I-kOUR WALL 2 SCALE: I/4 ° =1' -0° V -3" 8'-4° L (Fa OPEN BEAM TOPPIN6NG. DRYWALL DRYWALL 0EILIN6 w/ (E) 2xb O GEILIN6 GEILIN6 T66 DECKING -. Q FLOOR PLAN WALL LEGEND E (E) SMOOTH DRYWALL L (E) SMOOTH WOOD OPEN _- - PAINTED 5EMI -6LO55 BEAM GEILIN6 PAINTED E - b WHITE SEMI -6LOS5 WHITE IIII IIII - - DRYWALL EXISTING 2x WOOD FRAMED WALL TO BE REMOVED IIII II II IIII - GEILIN6 1 EXI5TIN6 TO 2X WOOD FRAMED WALL TO REMAIN (w NEW 2x4 STUDS 0 16" O.G. w/ 5/6" TYPE "X" GYP. BD. DRYWALL BOTH SIDES GEILIN6 (Fa EXI5TIN6 ONE -HOUR WOOD FRAMED DEM151N6 WALL TO 4' -b" REMAIN NORTH NORTH SCALE: SCALE: REFLECTED CEILING PLAN 1/4"=V-0" FLOOR PLAN I /4 " =I-o " B . 7! p V O O p, Fr-=4 z "G W � d O O 4 ct � O v W Q O j W G]aL) W W L WLT � <QQR! W� F aU�EWW wti L) s °o °o Owr�Ww�r�f� DRAWN E.O. CHECKED B.G. DATE 2/22/Ob SCALE AS SHOWN PROJECTNAME HAKONE SHEET 2 (E) ADJACENT BUILDING (E) DOOR TO REMAIN ACCE551BLE FROM I RESTRF�OM D10 i 8 Q SERVING AREA `RISING 5UN� CURTAIN m 6.-q. NET PUBLIC AREA = 6150. F PROPOSED # OF SEATS = 8 SEAT: i TYPICAL COUNTER SCALE: I /4"=1' -O" m m 25, NORTH -(b- PROPOSED SEATING PLAN A a" 1/4 =I.0., o � m a3 � 5�csa v r W N A. ti V1 y V O u N ° � z qa �a o c7 F 0. W vrxo ,ma M o I Attachment No. PC 3 Police Department Memorandum City of Newport Beach Police Department August 9, 2010 TO: Jaime Murillo, Associate Planner FROM: Detective Bryan Moore SUBJECT: Hakone, Use Permit, UP2010 -016 (PA2010 -084). At your request, the Police Department has reviewed the project application for Hakone, located at 211 Marine, Newport Beach. The applicant requests a use permit to change the use classification of an existing take -out restaurant to a full - service, small -scale restaurant to allow the service of beer and wine. The existing restaurant is currently not permitted any seating; the proposed plan will add a total of 8 seats. The applicant currently has applied for a Type 41 (On Sale — Beer and Wine) license with the Department of Alcoholic Beverage Control. I have included a report by Crime Analyst Paul Salenko that provides detailed statistical information related to calls for service in and around the applicant's place of business. This report indicates that this location is not within an area where the number of crimes is at least 75% higher than the average of all reporting districts in the City as outlined in the City Council "K -7" policy. Additionally, this location is not within an RD that is over the Orange County per capita of ABC licenses. Applicant history Tony Wang is the applicant and his family has been in the restaurant business for approximately 25 years. Hakone has been operating at 211 Marine for the last two years and Tony is primarily responsible for the day to day operations. Hakone has a total of 3 employees and it is common to find at least one member of the Wang family present at the restaurant during the hours of operation. Hakone serves traditional Japanese cuisine, including sushi. Tony believes adding beer and wine to the menu will compliment the food and enhance the overall dining appeal of the restaurant. Tony plans on offering various brands of bottled beer as well as Japanese sake (rice wine) to his dine -in patrons. Hakone UP2010 -016 There have been no notable incidents with respect to police related activity at this location. Recommendations Do to the small dining area of the restaurant the Police Department does have some concerns about patrons (waiting for dining tables) consuming alcoholic beverages on the public sidewalk. To address this concern, we have recommended that the applicant post a professional quality sign at the front exit that advises patrons not to take alcohol outside the licensed area. Signs and Displays Any signs or displays would need to conform to City requirements. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. Flours of Operation The proposed hours of operation are 11:00 a.m. to 8:30 p.m., Monday through Saturday (closed Sunday). Security The Police Department has no recommendations. Employee Training Require all owners, managers, and employees selling alcoholic beverages to undergo and successfully complete a certified training program in responsible methods and skills for serving and selling alcoholic beverages. Additional Comments The Police Department has no objection to the operation as described by the applicant. For the purposes of this application, staff may also want to consider establishing conditions that would require a special event permit. A special event permit may be required for any event or promotional activity outside the normal operational characteristics of the proposed operation. For example, events likely to attract large crowds, events for which an admission fee is charged, events that include any form of contract promoters, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 2 Hakone UP2010 -016 Other Recommended Conditions In addition, the Police Department has determined that the following conditions would be appropriate for the Conditional Use Permit for the business: 1. Approval does not permit Hakone to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Municipal Code, unless the Planning Commission first approves a use permit. 2. Food service from the regular menu must be made available until close. 3. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 4. Applicant shall post and maintain a professional quality sign (clearly visible at front exit) which designates the specific area where patrons may consume alcoholic beverages. Posted sign shall read: "NO ALCOHOLIC BEVERAGES MAY BE TAKEN BEYOND THIS POINT." 5. The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 6. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when offered in conjunction with food ordered from the full service menu. . 7. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 8. There shall be no on -site radio, television, video, film or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 9. There shall be no live entertainment allowed on the premises without first obtaining a permit from the City. 10. There shall be no dancing allowed on the premises without first obtaining a permit from the City. 91 Hakone UP2010 -016 If you have any questions, please contact Detective Bryan Moore at (949) 644- 3725. Bryan Moore, ABC Liaison Detective Division \ Denise Birch, Lieutenant Acting Detective Division Commander City of Newport ]Beach Police Department Memorandum July 30, 2010 TO: Jaime Murillo, Associate Planner ]FRONT: Paul Salenko, Crime Analyst SUBJECT: Alcohol Related Statistics At your request, our office has reviewed police services data for the Hakone at 211 Marine Avenue. This area encompasses our reporting district (RD) number 42 as well as part of Census Tract 630.06. This report reflects City of Newport Beach crime data for calendar year 2009, which is the most current data available. Calls for Service Information City wide there were approximately 69,294 calls for police services during this time, of which 1,583 were in RD42. A "call for service' is, any contact of the police department by a citizen which resnits in the dispatching of a unit or causes the contacted employee to take some sort of action, such as criminal investigations, alarm responses, traffic accidents, parking problems, and animal control calls, etc. Crime Information There were 6,194 crimes reported to the Newport Beach Police Department during this period. Of this total, 2,884 were Part One Crimes. Part One crimes are the eight most serious crimes (Homicide, forcible Rape, Robbery, Aggravated Assault, Burglary, Larceny - theft, Auto Theft and Arson) as defined by the FBI in the Uniform Crime Reports. The remaining 3,350 were Part Two crimes. The Part One crime rate for the entire city during this same period was 3,297.31 per 100,000 people. The national Part One crime rate was 3,667.02* per 100,000 people. Crimes RD 42 Newport Beach California* National* Part 1 63 2,884 1,265,920 11,149,927 Part 2 33 3,350 N/A N/A Part 1Crime Rate 1,915.60 3,297.31 3,444.06 3,667.02 The number of active ABC licenses in this RD is 11 ** Per capita ratio 1 license for every 299 residents. This reporting district had a total of 111 reported crimes as compared to a City wide reporting district average of 162 reported crimes. This reporting district is 51 crimes under or 31.48% below the City wide reporting district average. This location is not within an RD that is over the Orange County per capita average of ABC licenses * *. Arrest Information There were 4 DUI arrests and 11 Plain Drunk arrest in this area during this same period as compared to 1,270 for the entire city. This RD amounts to 1.18% of the DUI /Drunk arrests made in the entire City. According to a recent national study by the Department of Justice, more than 36% of adult offenders convicted of crimes in 1996 had been drinking at the time of their arrest. Arrests RD 42 Newport Beach California* National* (DUI /Drunk) 15 1,270 336,008 2,094,465 Total Arrests 27 3,595 1,547,811 14,005,615 Additional Information The Alcoholic Beverage Outlets ordnance states that the Planning Commission shall consider the crime rate in the adjacent reporting districts. The two adjacent reporting districts you requested are RD 41 and RD 43 Crimes RD 41 RD 43 Part 1 71 23 Part 2 52 17 Crime Rate 3,638.90 2,046.86 Arrests (DUI/Drunk) 33 6 Total Arrests 80 15 Calls For Service 1,294 2,046.86 Number of active ABC licenses 9 ** 5 ** Per capita ratiol license for every 217* residents 225* residents. Note: It is important to remember that when dealing with small numbers any change greatly affects any percentage changes. The population figure used for the Crime Rate was 86,252. *These numbers are from the 2008 Uniform Crime Reports, which is the most recent edition. * *The number of active ABC licenses is the total of all types of licenses known to the police department as of the date of this document. As of June 30, 2009 the Orange County average of active, retail ABC licenses was 1 license for every 542 residents. (5,589 licenses and a population of 3,026,786) If you are in need of any further assistance, please contact me at (949) 644 -3791. Paul Salenko Crime Analysis Unit Attachment No. PC 4 Map of Reporting Districts taw�o�, Reporting Districts �. Newport Beach Police Department Effective Jan 1, 2008 54th ST 37th ST N W +E S i,,,i, = 411001 e,t _.5 mules I fi �e 20th ST 12 7th ST / B ST UPPER NEWPORT BAY 2 11 C -> KE pR SAIV BUCK GULLY MORNING 67 CANYON FA CI FIC OCEAN / CRYSTAL COVE / STATE PARK 61 CRYSTAL COVE STATE PARK l I R,NbngDstrcts_tl%LLmxd Item 2: Materials Received After Packet Published City of Newport Beach September 9, 2010 Agenda Item 2 Subject: Revised Conditions of Approval Hakone Japanese Restaurant (PA2010 -084) Revisions shown in Bold 22. Service and consumption of alcoholic beverages shall be limited to the interior of the restaurant. Applicant shall post and maintain a professional quality sign (clearly visible at front exit) that designates the specific area where customers may consume alcoholic beverages. Posted sign shall read "NO ALCHOLIC BEVERAGES MAY BE TAKEN BEYOND THIS POINT." 45. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Hakone including, but not limited to, Use Permit No. 2010 -016 and the determination that the project is exempt under the requirements of the California Environmental Quality Act. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 46. A maximum of eight seats shall be permitted, as depicted on the approved plans. 47. The applicant shall submit plans for the construction of the new counter to the Building Department for review within 30 days of the effective date of this approval. Construction of the new counter and implementation of the approved seating arrangement shall be completed by December 39, 2090.