HomeMy WebLinkAbout2011-12-14_Agendae,%WPoo CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR AGENDA
F"
Newport Beach City Hall, Council Chambers
3300 Newport Boulevard
Wednesday, December 14, 2011 - 3:30 p.m.
Brenda Wisneski, Zoning Administrator
Staff Members:
Kay Sims, Assistant Planner
1) CALL MEETING TO ORDER
2) APPROVAL OF MINUTES
3) PUBLIC HEARINGS
Item No. 1 Pandor Bakery Minor Use Permit No. UP2011 -031 (PA2011 -186)
1126 Irvine Avenue, Westcliff Plaza Shopping Center Council District 3
Summary: A Minor Use Permit to convert 1,940 square feet of currently vacant retail space to a
food service, eating and drinking establishment, which will have a net public area of
804 square feet and provide seating for a maximum of 30 customers. The proposed
hours of operation are between 7:00 a.m. and 11:00 p.m., daily. The property is
located in the CN (Commercial Neighborhood) District.
Recommended
Action: 1) Conduct public hearing; and
2) Approve Minor Use Permit No. UP2011 -031 (PA2011 -186)
subject to the recommended findings and conditions.
CEQA
Compliance: The project is exempt from environmental review pursuant to Section 15301, of the
California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing
Facilities). of the Implementing Guidelines of the California Environmental Quality Act.
4) PUBLIC COMMENTS ON NON - AGENDA ITEMS
Public comments are invited on non- agenda items generally considered to be within the subject matter
jurisdiction of the Zoning Administrator. Speakers must limit comments to three (3) minutes. Before
speaking, we invite, but do not require, you to state your name for the record. The Zoning Administrator
has the discretion to extend or shorten the speakers' time limit on non - agenda items, provided the time
limit adjustment is applied equally to all speakers. As a courtesy, please turn cell phones off or set them
in the silent mode.
5) ADJOURNMENT
If in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is
to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at
the public hearing or in written correspondence received by the City at or before the hearing.
Any writings or documents provided to the Zoning Administrator regarding any item on this agenda will be
made available for public inspection in the office of the Planning Division located at 3300 Newport Boulevard,
during normal business hours.
APPEAL PERIOD: An appeal may be filed with the Director of Community Development or City Clerk, as
applicable, within fourteen (14) days following the date the action or decision was rendered unless a different
period of time is specified by the Municipal Code (e.g., Title 19 allows ten (10) day appeal period for tentative
parcel and tract maps, lot line adjustments, or lot mergers). For additional information on filing an appeal,
contact the Planning Division at 949 644 -3200.
This hearing is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Zoning
Administrator's agenda be posted at least seventy -two (72) hours in advance of each regular hearing and that the public be
allowed to comment on agenda items before the Zoning Administrator and items not on the agenda but are within the subject
matter jurisdiction of the Zoning Administrator. The Zoning Administrator may limit public comments to a reasonable amount
of time, generally three (3) minutes per person.
It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act ( "ADA ") in all respects. If, as
an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, the City of
Newport Beach will attempt to accommodate you in every reasonable manner. If requested, this agenda will be made available
in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities
Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. Please contact
the Community Development Department at least forty -eight (48) hours prior to the hearing to inform us of your particular
needs and to determine if accommodation is feasible at 949 -644 -3200.
REV: 12 -5 -11
�t,N PON
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
3300 Ne% %port Boule%ard. Building C. Nekeport Beach. CA 92663
(949)644 -3200 Fas:(949)644 -3129
www. newportbeac hca. raov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 14, 2011
Agenda Item
SUBJECT: Pandor Bakery - (PA2011 -186)
1126 Irvine Avenue
■ Use Permit No. UP2011 -031
APPLICANT: Tiffany Septjian, Pandor Bakery
PLANNER: Kay Sims, Assisstant Planner
(949) 644 -3237
ZONING DISTRICT /GENERAL PLAN:
Neighborhood Commercial (CN) /Neighborhood Commercial (CN)
PROJECT SUMMARY
The applicant is proposing a Minor Use Permit to convert 1,940 square feet of currently
vacant retail space to a food service, eating and drinking establishment, which will have
a net public area of 804 square feet and provide seating for a maximum of 30
customers. The proposed hours of operation are between 7:00 a.m. and 11:00 p.m.,
daily. The property is located in the CN (Commmercial Neighborhood) District.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Use Permit No.
UP2011 -031, subject to findings and conditions (Attachment No. ZA 1).
Pandor Bakery
December 14, 2011
Page 2
DISCUSSION
• The project will be located in a currently vacant retail space located within the
Westcliff Plaza shopping center.
• The proposed use is typically found within this type of shopping center
development, and is consistent with the land uses permitted within the
Commercial Neighborhood (CN) Zoning District and the Commercial
Neighborhood (CN) General Plan Land Use Element category. Per the Zoning
Code, approval of a minor use permit is required because the location of the
proposed project is located within 500 feet of a residential zoning district.
• The proposed project complies with all of the Zoning Code required operating
standards for eating and drinking establishments.
• One parking space for every 40 square feet of net public area is a reasonable
number to require for the proposed use, given the number of seats (30) and
employees (3) proposed, and mix of existing tenants located within the shopping
center.
• A surplus number of parking spaces are available within the shopping center to
provide the required number needed for the project.
• The project is compatible with existing and allowed uses within the shopping
center and neighboring residential area and has been conditioned so that the
potential for negative impacts from its operation is minimized.
The project qualifies for a Class 1 (Existing Facilities) categorical exemption of the
California Environmental Quality Act because it involves interior alterations to convert
currently vacant retail space to a food service, eating and drinking establishment.
PUBLIC NOTICE
Notice of this application was mailed to all owners of property within 300 feet of the
boundaries of the site (excluding intervening rights -of -way and waterways) including the
applicant and posted on the subject property at least 10 days prior to the decision date,
consistent with the provisions of the Municipal Code.
APPEAL PERIOD
Minor Use Permit applications do not become effective until 14 days following the date of
action. Prior to the effective date, the applicant or any interested party may appeal the
decision of the Zoning Administrator to the Planning Commission by submitting a written
appeal application to the Community Development Director. For additional information on
filing an appeal, contact the Planning Division at 949 644 -3200.
Pandor Bakery
December 14, 2011
Page 3
Attachments: ZA 1 Draft Zoning Administrator Resolution No. _
ZA 2 Vicinity Map
ZA 3 Plans
ZA 4 Westcliff Plaza Shopping Center
Parking Summary Table
Attachment No. ZA 1
Draft Zoning Administrator Resolution No. _
RESOLUTION NO. #a/#
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING MINOR USE PERMIT
NO. UP2011 -031 FOR PANDOR BAKERY, A FOOD SERVICE,
EATING AND DRINKING ESTABLISHMENT LOCATED AT 1126
IRVINE AVENUE (PA2011 -186)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Tiffany Sepetjian, Pandor Bakery, with respect to property
located at 1126 Irvine Avenue, and legally described as Tract 4824, Lot 3 requesting
approval of a minor use permit.
2. The applicant proposes a minor use permit to convert 1,940 square feet of currently
vacant retail space to a food service, eating and drinking establishment, which will have a
net public area of 804 square feet and provide seating for a maximum of 30 customers.
The establishment will be located within the Westcliff Plaza Shopping Center and the
hours of operation will be between 7:00 a.m. and 11:00 p.m., daily.
3. The subject property is located within the Commercial Neighborhood (CN) Zoning District
and the General Plan Land Use Element category is Commercial Neighborhood (CN).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on December 14, 2011 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
Zoning Adminstrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to
Section 15301 of the California Environmental Quality Act under Class 1 (Existing
Facilities) of the Implementing Guidelines of the California Environmental Quality Act.
2. The Class 1 exemption includes the ongoing use of existing buildings where there is
negligible or no expansion of use. The proposed project involves interior alterations to
convert currently vacant retail space to a food service, eating and drinking
establishment. The existing space will be remodeled with approval of a tenant
improvement building permit.
Zoning Administrator Resolution No. _
Page 2 of 11
SECTION 3. REQUIRED FINDINGS.
Minor Use Permit
In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following
findings and facts in support of the findings for a use permit are set forth:
Finding
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding
1. The General Plan land use designation for this site is CN (Neighborhood
Commercial), which is intended to provide for areas appropriate for a limited
range of retail and service uses developed in one or more distinct centers
oriented to serve primarily the needs of and maintain compatibility with
residential uses in the immediate area. The proposed project is a food service,
eating and drinking establishment to be located within the Westcliff Plaza
shopping center (northeast corner of Irvine Avenue and Westcliff Drive). This
use is consistent with the General Plan Neighborhood Commercial (CN) land
use designation, which allows food service, eating and drinking establishments
as a commercial use.
2. This type of use is permitted in the Commercial Neighborhood (CN) land use
designation, subject to approval of a minor use permit. The proposed
establishment is located within the Westcliff Plaza shopping center and will be
compatible with existing and future permitted land uses within the area.
3. The subject property is not part of a specific plan area.
Finding
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding
1. The site is located within the Commercial Neighborhood (CN) Zoning District of
the Newport Beach Zoning Code. The intent of this district is to provide for
areas appropriate for a_ limited range of retail and service uses developed in one
or more distinct centers oriented to serve primarily the needs of and maintain
compatibility with residential uses in the immediate area. The proposed food
service, eating and drinking establishment is consistent with the land uses
permitted within this zoning district.
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Zoning Administrator Resolution No. _
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2. Pursuant to Section 20.20.020 (Table 2 -5 Allowed Uses and Permit
Requirements), the proposed project requires approval of a minor use permit,
because it is located within 500 feet of the residential zoning district located
northeast of the subject site.
3. The proposed use complies with Section 20.48.090 (Eating and Drinking
Establishments) relating to required operating standards, and conditions of
approval are included in this approval to maintain those requirements.
4. Section 20.40.060 (Parking Requirements for Food Service Uses) establishes
criteria to determine the parking requirements for uses from 1 parking space for
every 30 -50 square feet of net public area. The proposed project has a net
public area of 804 square feet and has seating for a maximum of 30 customers.
The establishment is located within the Westcliff Plaza shopping center. Staff
determined that one (1) space for every 40 square feet of net public area is a
reasonable number to require for the proposed use, given the project
characteristics, parking supply, and mix of existing tenants located within the
shopping center. Based on the net public area of the proposed establishment, a
total of 21 parking spaces will be required (804/40 = 20.1 = 21). The Westcliff
Plaza shopping center site has surplus parking spaces available to provide the
parking spaces required to accommodate this parking rate and the proposed
use.
Finding
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding
1. The proposed project involves interior alterations to convert currently vacant
retail space within the Westcliff Plaza shopping center to a food service, eating
and drinking establishment. The shopping center will still provide a surplus of
parking spaces.
2. The proposed use will provide French bakery products for retail sale and
provide seating for a maximum of 30 customers. The operational characteristics
of the use are that of a food service, eating and drinking establishment, which is
a typical use in these types of shopping centers.
3. The hours of operation of the establishment will be between 7:00 a.m. and 11:00
p.m., daily.
4. The proposed establishment will be located in a shopping center within a
nonresidential zoning district. Although it is within 500 feet of a residential
district directly to the northeast, it is not facing the residential properties and is
separated from them by a block wall, landscaped area, and parking lot. The
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Zoning Administrator Resolution No. _
Page 4 of 11
separation provides screening and protection from view and any noise
generated by the establishment. The applicant is also required to control trash
and litter around the subject property.
5. The applicant is required to obtain Health Department approval prior to opening
for business, and comply with the California Building Code to ensure the safety
and welfare of customers and employees within the establishment.
Finding
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding
1. The existing building and parking lot within the Westcliff Plaza shopping center
have functioned satisfactorily with the current configuration. The proposed
project, which includes interior alterations to convert currently vacant retail
space to a food service, eating and drinking establishment will not negatively
affect emergency access. The design, size, location, and operating
characteristics of the use are compatible with the existing uses within the
shopping center and the surrounding area.
2. Adequate public and emergency vehicle access, public services, and utilities
are provided within the Westcliff Plaza shopping center and the surrounding
area.
3. The tenant improvements to the project site will comply with all Building, Public
Works, and Fire Codes. All ordinances of the City and all conditions of approval
will be complied with.
Finding
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and this approval includes conditions to ensure
that potential conflicts with the surrounding land uses are minimized to the
greatest extent possible. The operator is required to take reasonable steps to
discourage and correct objectionable conditions that constitute a nuisance in
parking areas, sidewalks, and areas surrounding the subject property and
adjacent properties during business hours, if directly related to the patrons of the
establishment.
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Zoning Administrator Resolution No. _
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The restrictions on seating and net public area prevent adverse traffic impacts for
the surrounding residential and commercial uses.
The proposed food service, eating and drinking establishment will help revitalize
the project site and provide an economic opportunity for the property owner to
update the tenant space and provide additional services to the residents and
visitors in the surrounding area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Use Permit No.
UP2011 -031, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
Minor Use Permit applications do not become effective until 14 days following the date of
action. Prior to the effective date, the applicant or any interested party may appeal the
decision of the Zoning Administrator to the Planning Commission by submitting a written
appeal application to the Community Development Director. For additional information on
filing an appeal, contact the Planning Division at 949 644 - 3200.
PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF DECEMBER, 2011.
la
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. _
Page 6 of 11
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
Planning Division Conditions
1. The development shall be in substantial conformance with the approved site plan, floor
plan(s) and building elevations dated with this date of approval. (Except as modified by
applicable conditions of approval.)
2. This Minor Use Permit may be modified or revoked by the City Council, Planning
Commission, or Zoning Administrator 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.
3. Any change in operational characteristics, hours of operation, 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.
4. 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.
5. Minor Use Permit No. UP2011 -031 shall expire unless exercised within 24 months from
the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of
the Newport Beach Zoning Code, unless an extension is otherwise granted.
6. Should this business be sold or otherwise come under different ownership, any future
owners or assignees shall be notified in writing of the conditions of this approval by the
current owner or leasing company.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
8. 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.
9. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
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Zoning Administrator Resolution No. _
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10. Prior to the issuance of building permits, any applicable Fair Share Traffic Contribution
Fees shall be paid in accordance with Chapter 15.38 of the Newport Beach Municipal
Code.
11. The indoor net public area shall be limited to a maximum of 804 square feet and 30
seats.
12. The proposed food service, eating and drinking establishment, shall have a parking
requirement of 1 space for every 40 square feet of net public area equaling a total of 21
parking spaces.
13. A copy of this approval letter shall be incorporated into the Building Division and field
sets of plans prior to issuance of the building permits.
14. The hours of operation for the eating and drinking establishment are limited from 7:00
a.m. to 11:00 p.m., daily.
15. Live entertainment and dancing shall be prohibited as a part of the regular operation.
16. 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 Manager and Public Works Director in conjunction with the
approval of an alternate drainage plan.
17. 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.
18. 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 is
prohibited.
19. 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
Community Development Director, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Community
Development Director may order the diming of light sources or other remediation upon
finding that the site is excessively illuminated.
20. The proprietor shall actively control any noise generated by the patrons of the facility.
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Zoning Administrator Resolution No. _
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21. 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.
22. 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.
23. No outside paging system shall be utilized in conjunction with this establishment.
24. 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.
25. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code regulations or any sign program applicable to the
property.
26. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on-
site or off -site, to advertise the restaurant.
27. 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.
28. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self - latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick -up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
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Between the hours
Between the hours
of 7:OOAM and
of 10:OOPM and
10:OOPM
7:OOAM
Location
Interior
Exterior
Interior
Exterior
Residential Property
45dBA
55dBA
40dBA
50dBA
Residential Property located
within
45dBA
60dBA
45dBA
5OdBA
100 feet of a commercial
property
Mixed Use Property
45dBA
60dBA
45dBA
50dBA
Commercial Property
N/A
65dBA
N/A
60dBA
22. 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.
23. No outside paging system shall be utilized in conjunction with this establishment.
24. 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.
25. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code regulations or any sign program applicable to the
property.
26. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on-
site or off -site, to advertise the restaurant.
27. 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.
28. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self - latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick -up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
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Zoning Administrator Resolution No. _
Page 9 of 11
purposes. The trash dumpsters shall have a top, which shall remain closed at all
times, except when being loaded or while being collected by the refuse collection
agency.
29. The size, design, and location of trash enclosures shall be subject to the review and
approval of the Public Works and Planning Division prior to issuance of building
permits.
30. 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.
31. 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.
32. All graffiti shall be removed within 48 hours notification from the City.
33. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained
to control odors. This may include the provision of either fully self- contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14 including all future amendments (including Water Quality
related requirements).
34. 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 Community
Development Director, and may require an amendment to this use permit.
35. 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 container enclosure.
36. Any changes to the existing parking lot design require review and approval from the
Public Works Department.
37. 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 Pandor including, but not limited to Use Permit No.
2011 -031 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'
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Zoning Administrator Resolution No. _
Page 10 of 11
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.
Building Division and Fire Department Conditions
38. Public sanitation facilities shall be available to the general public (patrons) during regular
business hours of the operation, unless otherwise approved by the Building Division.
39. A building permit is required to allow the change in use to an eating and drinking
establishment. The construction plans must comply with the most recent, City- adopted
version of the California Building Code.
40. 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 facility shall be designed to meet exiting and
fire protection requirements as specified by the California Building Code and shall be
subject to review and approval by the Building Division.
41. The construction plans must meet all applicable State Disabilities Access requirements.
42. Approval from the Orange County Health Department is required prior to the issuance of
a building permit.
43. Complete sets of drawings including architectural, electrical, mechanical, and plumbing
plans shall be required at plan check.
44. 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
prohibited unless there is an emergency.
45. All exits shall remain free of obstructions and available for ingress and egress at all
times.
Public Works Department Conditions
46. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
47. New and existing fire services, when required by the Fire Department, shall be
protected by a University of Southern California approved double check detector
assemble and installed per STD - 517 -L.
48. New and existing commercial water meter(s) shall be protected by a University of
Southern California approved reduced pressure backflow assembly and installed per
STD - 520 -L -A.
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Zoning Administrator Resolution No. _
Page 11 of 11
49. Existing sewer lateral shall have a cleanout installed per STD- 406 -L. Cleanout shall be
located within the existing sewer easement.
Revenue Department Conditions
50. A valid business license from the City of Newport Beach with sellers permit shall be
required prior to start of business. Any contractors /subcontractors doing work at the
subject site shall be required to obtain a valid business license from the City of Newport
Beach prior to the commencement of any work on the subject site.
Tmplt: 03/08/11
Attachment No. ZA 2
Vicinity Map
Pandor
1126 Irvine Avenue
December 14, 2011
Page 12
Minor Use Permit No. UP2011 -031
PA2011 -186
Pandor Bakery
1126 Irvine Avenue
F: \tlsers\PLN\Shared \PA's \PAs - 2011 \PA2011- 186\PA2011 -186 ZA Action Ltr.doc
Tmple 08/02/11
Attachment No. ZA 3
Plans
VICINITY MAP T
CONTACT
OWNER:
RAFFI B TIFFANY SEPETJIAN
2640 WALNUT AVENUE, OC
TUSTIN, CA 92780
714.542.9222
ARCHITECT:
ANTHONY ECKELBERRY
ARCHITECTURAL DESIGN STUDIO, INC
4535 GAINS80ROUGH AVENUE
LOS ANGELES, CA 90027
323661 -0895
ELECTRICAL. ENGINEER:
VREJ RATAVOUSIAN
ARROW DESIGN CONSULTING ENGINEERS
600 W. BROADWAY, SUITE 360
GLENDALE, CA 91204
818- 241.3751
PLUMBING AND MECHANICAL ENGINEER:
ED ABRAMIAN
L.A. CONSULTING ENGINEERS
3211 DORA VERDUGO DRIVE
GLENDALE, CA 91208
818- 244 -9000
L*
[IN 701
7 1 0 1 1 ���
"'LAND ROAD - -- -� -�
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IRVINE AVENUE
SITE PLAN
SCALE: 1184 " =1'0'
OCCUPANCY ANALYSIS
BUILDING INFORMATION
SHEET INDEX
GROSS FLOOR AREA 1,940 S.F.
WORK
' CONVERT RETAIL STORE TO RETAIL BAKERY
A0.1
COVER SHEET AND SITE PLAN
SCOPE OF
A0.2
ACCESSIBILITY NOTES
NET PUBLIC AREA 004 S.F.
A0.3
FINISH SCHEDULE AND
PROJECT AREA
1,940 S.F.
CONSTRUCTION NOTES
ALA
DOOR SCHEDULE
DINING AREA 450 S.F.
OCCUPANCY
M
A1.1
DEMOLITION FLOOR PLAN
OCCUPANCY: 450115 30 OCCUPANTS
SPRINKLERS
NO
AND SEATING PLAN
RETAIL AREA 270 S.F.
A1.2
CONSTRUCTION FLOOR PLAN
OCCUPANCY: 270 / 30 9 OCCUPANTS
CODE USED
2010 CBC
AND FLOOR FINISH PLAN
A1.3
REFLECTED CEILING PLAN
SERVICE AREA 1,220 S.F.
AND ROOF PLAN
OCCUPANCY: 1,220 1300 4OCCUPANTS
A2.1
INTERIOR ELEVATIONS
TOTAL 1,940 S.F. 43 OCCUPANTS
A2.2
EXTERIOR ELEVATION AND
INTERIOR ELEVATIONS
A3,1
BUILDING SECTION AND
EXTERIOR ELEVATION
PA2011 -186 for UP2011 -031
1126 Irvine Avenue
A4.1
ARCHITECTURAL DETAILS
Pandor Bakery
K1.0 KITCHEN EQUIPMENT PLAN
K1.1 KITCHEN EQUPMENT SCHEDULE
K2.0 PLUMBING ROUGH -IN PLAN
K3A ELECTRICAL ROUGH4N PLAN
ARCHITECTURAL DESIGN
STUDIO, INC.
ANTHONY ECKELBERRY, ARCHITECT
4535 GAINSBOROUGH AVENUE
LOS ANGELES, CA 90027
TEL: 323.661.0895
FAX: 323.661.1493
ANTHONY @ECKELBERRY.BI2
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PANDOR
BAKERY
CIESTCUFF HA2A
1126A IRVINE AVENUE
ND6TRT BEACH, CA 92660
WR: 113411
COVER SHEET AND SITE
PLAN
A0.1
DEMOLITION FLOOR PLAN
S GALE f /G'= 1'-0'
WALL LEGEND
[� EXISTING WALL
C =J = =J WALL TO 6E DEMOLISHED
O NEW WALL
EXISTIN G CANOPY ABOVE
SEATING FLOOR PLAN
NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH SCALE: GI =1'm0'
ARCHITECTURAL DESIGN
STUDIO, INC.
ANTHONY ECKELBERRY, ARCHITECT
4535 GAINSBOROUGH AVENUE
LOS ANGELES, CA 90027
TEL: 323.661.0695
FAX: 323.661.1493
ANTHONY QOECKELBERRY.BIZ
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PANDOR
BAKERY
WESTCLiIF PLAZA
1126A IRVINE AVENUE
NEWPORT BEACH, CA 92660
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DEMOLITION FLOOR PLAN
AND SEATING FLOOR PLAN
A1.1
Westcliff Plaza Shopping Center
Parking Summary Table
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