HomeMy WebLinkAbout03 - PUR Juice Bar Minor USe Permit - PA2014-158 wP COMMUNITY DEVELOPMENT DEPARTMENT
H y PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
�9LIFOR 'P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 13, 2014
Agenda Item No. 3:
SUBJECT: PUR Juice Bar Minor Use Permit - (PA2014-158)
2744 E. Coast Highway, Suite #2
■ Minor Use Permit No. UP2014-036
APPLICANT: Jorden Segraves Architect Inc.
PLANNER: Debbie Drasler, Contract Planner
(949) 644-3206, ddrasler@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: CC (Commercial Corridor)
• General Plan: CC (Corridor Commercial)
PROJECT SUMMARY
A minor use permit to convert an existing 650-square-foot, vacant commercial tenant
space to a new take-out service, limited eating and drinking establishment. The tenant
space will be improved with a kitchen, service counter area, prep area, and a customer
seating area with a maximum of six seats. The proposed hours of operation are from
6:00 a.m. to 6:00 p.m. daily. No late hours (after 11:00 p.m.) or alcohol sales are
proposed as part of this application.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2014-036 (Attachment No. ZA 1).
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PUR Juice Bar Minor Use Permit
Zoning Administrator, November 13, 2014
Page 2
DISCUSSION
• The subject property consists of a 10,805-square-foot commercial building and a
21-space customer parking lot near the corner of East Coast Highway and
Goldenrod Avenue. The 10,805-square-foot commercial building is two-stories
and divided into 9 suites. Six suites are currently occupied by various personal
service uses, one site is occupied by an eating and drinking establishment
(Summer House), and the remaining tenant space is proposed for the take-out
service, limited use.
• Proposed improvements to the 650-square-foot tenant space include
approximately 173 square feet of seating area for a maximum of six patrons, a
service counter area, prep area, and a cold press/dry storage kitchen with no
cooking provisions.
• The property is within the CC Zoning District, which is intended to provide for
areas appropriate for a range of neighborhood-serving retail and service uses
along street frontages that are located and designed to foster pedestrian activity.
A minor use permit is required for take-out service, limited use when proposed
within 500 feet of any residential zoning district.
• The property is considered legal nonconforming due to a deficiency of on-site
parking for commercial use. There are 21 existing parking spaces on-site,
where, based on a retail parking ratio of one space per 250 gross square feet, a
total of 44 spaces (10,805/250 = 43.2 spaces) is required.
• Pursuant to Municipal Code Section 20.38.060 (Nonconforming Parking), a
nonconforming use in a nonresidential zoning district may be changed to a new
use allowed in that zoning district without providing additional parking, provided
no intensification or enlargement (e.g., increase in floor area) occurs and the new
use requires a parking rate of no more than one space per 250 square feet of
gross building area.
• Pursuant to Chapter 20.40 (Off-Street Parking), the proposed take-out service,
limited use requires one parking space per 250 square feet of gross floor area
and no intensification or enlargement is proposed; therefore, no additional
parking is required.
• Staff believes the proposed take-out service; limited eating and drinking
establishment use will be complementary to the other uses in the building and
will serve residents and visitors.
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PUR Juice Bar Minor Use Permit
Zoning Administrator, November 13, 2014
Page 3
• As demonstrated in the attached draft resolution, staff believes the proposed
project meets the requirements of the Zoning Code and the findings for approval
can be made.
ENVIRONMENTAL REVIEW
This project has been determined to be categorically exempt under Section 15301 , of
the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing
Facilities).
This exemption authorizes minor alterations to existing structures involving negligible or
no expansion of use. The proposed project involves alterations to the interior floor plan
of an existing commercial space with no expansion in use.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, 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 before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Debbie Drasler, Contract Planner
JM/dad
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2014-OXX
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING USE PERMIT NO.
UP2014-036 FOR A TAKE-OUT SERVICE, LIMITED EATING
AND DRINKING ESTABLISHMENT USE (PUR JUICE BAR)
LOCATED AT 2744 EAST COAST HIGHWAY, SUITE 2 (PA2014-
158)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jorden Segraves Architect Inc. on behalf of PUR Juice Bar,
with respect to property located at 2744 East Coast Highway, Suite 2, and legally
described as Parcel 1, of Parcel Map 137/39 requesting approval of a minor use permit.
2. The applicant proposes to convert a 650-square-foot, currently vacant tenant space to a
take-out service, limited eating and drinking establishment. The tenant space will include
a cold press/dry storage kitchen with no cooking provisions, service counter area, prep
area, and a customer seating area with a maximum of six seats. No late hours (after
11:00 p.m.) or alcohol sales are proposed.
3. The subject property is located within the CC (Commercial Corridor) Zoning District and
the General Plan Land Use Element category is CC (Commercial Corridor).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on November 13, 2014, in the City Hall Council Chambers,
100 Civic Center Drive, 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
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to the State
CEQA (California Environmental Quality Act) Guidelines under Class 1 — (Existing
Facilities).
2. This exemption authorizes minor alterations to existing structures involving negligible
or no expansion of use. The proposed project involves alterations to the interior floor
plan of an existing commercial space and related parking lot with no expansion in use.
7
Zoning Administrator Resolution No. ZA2014-OXX
Page 2 of 8
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 the site is CC (Corridor Commercial), which is
intended to provide a range of neighborhood-serving retail and service uses along
street frontages that are located and designed to foster pedestrian activity.
2. The proposed take-out service, limited use is consistent with the CC land use
designation as it is intended to provide a service to visitors and residents within the
immediate area.
3. Eating and drinking establishments are common in the Corona del Mar vicinity along
East Coast Highway and are complimentary to the surrounding commercial and
residential uses.
4. 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 CC (Commercial Corridor) Zoning District of the Newport
Beach Zoning Code. This district is intended to provide for areas appropriate for a
range of neighborhood-serving retail and service uses along street frontages that are
located and designed to foster pedestrian activity. The proposed take-out service,
limited use is consistent with the land uses permitted within this zoning district, and the
conditions of approval will ensure that the use is compatible with the adjacent
residential areas.
2. Pursuant to Section 20.22.020 (Table 2-9 Allowed Uses and Permit Requirements),
the proposed take-out service, limited use requires approval of a minor use permit
when located within 500 feet of a residential zoning district.
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Zoning Administrator Resolution No. ZA2014-OXX
Page 3 of 8
3. Pursuant to Section 20.38.060 (Nonconforming Parking), a nonconforming use in a
nonresidential zoning district may be changed to a new use allowed in that zoning
district without providing additional parking, provided no intensification or enlargement
(e.g., increase in floor area, or lot area) occurs. Take-out service, limited uses have a
required parking ratio of one space per 250 square feet of gross floor area.
4. The proposed project complies with the requirements of Section 20.38.060
(Nonconforming Parking) because the square footage of the existing suite will not be
increased and the take-out service, limited use requires the same number of parking
spaces required for the currently vacant space that was previously occupied by a
personal services use (650/250 = 3 spaces).
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 operation will consist of a kitchen with no cooking provisions, service
counter area, prep area, and a customer seating area. A maximum of two employees
will be present at any one time. As conditioned, the allowed hours of operation will be
6:00 a.m. to 10:00 p.m., daily, to allow for future flexibility while maintaining
compatibility with the neighborhood.
2. The proposed take-out service, limited use will be complementary to the other uses in
the commercial building, which include Personal Services (nail salon, tanning salon
and Thai Yoga and massage), and one eating and drinking establishment (Summer
House).
4. The proposed take-out service, limited use establishment located on East Coast
Highway in Corona del Mar, will provide a service for residents of the neighborhood and
visitors to the area, and will not require the provision of additional parking on-site due to
the limited seating capacity and location near the corner of East Coast Highway and
Goldenrod Avenue which provides on-street parking and walkability.
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 proposed project will be located in a tenant space within an existing commercial
building and will involve improvements to the interior space. Adequate refuse storage
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Zoning Administrator Resolution No. ZA2014-OXX
Page 4 of 8
currently exists on-site. There are no proposed changes to the site or the exterior of
the building.
2. Adequate public and emergency vehicle access, public services, and utilities are
provided on-site and are accessed from East Coast Highway, Goldenrod Avenue,
Fernleaf Avenue, or the alley at the rear of the site.
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.
2. The restrictions on seating and net public area prevent adverse traffic impacts for the
surrounding residential and commercial uses.
4. 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.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2014-036 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 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
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Zoning Administrator Resolution No. ZA2014-OXX
Page 5 of 8
PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF NOVEMBER, 2014.
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2014-OXX
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division Conditions
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. UP2014-036 shall expire unless exercised within 24 months from the
date of approval as specified in Section 20.54.060 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 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.
5. This minor use permit may be modified or revoked by the Zoning Administrator if
determined 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.
6. The hours of operation for the establishment shall be limited to 6:00 a.m. through
10:00 p.m., daily.
7. The sale of alcohol shall not be permitted.
8. The maximum number of seats allowed within the eating and drinking establishment
shall be six (6). No outdoor seating is permitted unless an amendment to this use
permit is acquired.
9. Employees shall park on-site at all times.
10. Live entertainment and dancing shall be prohibited as a part of the regular business
operation.
11. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review and may require an amendment
to this use permit or the processing of a new use permit.
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Zoning Administrator Resolution No. ZA2014-OXX
Page 7 of 8
12. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
13. 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.
14. No outside paging system shall be utilized in conjunction with this establishment.
15. All trash shall be stored within the building or within the existing 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 solid lids of the trash dumpster's shall be closed at all times.
16. 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.
17. 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).
18. 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.
19. 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 Director of
Community Development, and may require an amendment to this Use Permit.
20. 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.
21. 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.
22. 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.
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1S
Zoning Administrator Resolution No. ZA2014-OXX
Page 8 of 8
23. 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 the PUR Juice Bar MUP including, but not limited to,
the Minor Use Permit No. UP2014-036 (PA2014-158). 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.
Building Division Conditions
24. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department including any new cooking provisions added to the kitchen facility.
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.
Public Works Conditions
25. Sewer cleanout shall be required on existing sewer lateral servicing this suite.
Tmplt:05/16/2012
-14
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Minor Use Permit No. UP2014-036
PA2014-158
2744 E. Coast Highway, Suite #2
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Attachment No. ZA 3
Project Plans
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Attachment No. ZA 3 - Project Plans
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PUR Juice BarQ � C
2744 E Coast Highway - Corona Del Mar - California - 92625 SHEET INDEX: m
C
Proposed New Juice Bar Tenant Improvement Oo
p p ARCHITECTURAL EQUIPMENT
A0.0 Index/Site Plan EQ-1 Kitchen Equipment Plan/Schedule
GN-1 General Notes cc
GN-2 Schedules and General Notes > Q
A1.0 Proposed Construction Plan z
A0.1 Demo Plan MEP D7 -
A1.0 Proposed Construction Plan M0.0 MECHANICAL COVER SHEET cw/) o
A1.1a Covering Plan and RCP Plan M0.1 MECHANICAL SPECIFICATIONS w w
ICC - ESR. A2.0 Exterior Elevation M1.0 MECHANICAL PLAN 0 J
AD1.0 Framing Details Q
AD1.1 Ceiling Details E0.0 ELECTRICAL COVER SHEET Q
AD2.0 ADA Notes E0.1 SINGLE LINE DIA. & PANEL SCHEDULE
AD2.1 ADA Details E0.2 ELECT. SPEC.
AD2.2 ADA Site Details
E1.0 ELECTRICAL PLAN
T24.1 T-24 INDOOR LT COMPLIANCE
T24.2 T-24 INDOOR LT COMPLIANCE � �
• JORDEN C. '•.�_
P0.0 PLUMBING SPEC. SEGRAVES
P0.1 PLUMBING SPEC. C-29956
P1.0 PLUMBING PLAN
4-30-15 `
BUILDING CODE DATA LEGEND : LEGAL
RENEWAL
EAL
;;9TF OF
/ TR,ASH Buildings Shall Comply with Local and State Code Regulations:
APN: 459 034 16
2013 California Building Standards Code(CCR) ZONING: CC (COMMERCIAL CORRIDOR) P 949.276.2276 F 949.276.2277
/ 2013 State Electrical Code Owner:
/ 2013 T-24 Energy Conservation Regulations RVS Limited Partnership
2744 E Coast Hwy
(E)RR 2013 California Fire Code Corona Del MAr, CA 92625
2013 California Plumbing Code
1 2013 California Mechanical Code
REVISIONS:
1 2013 Administrative Code
2013 City of Newport Beach Ordinance SCOPE OF WORK
1 )RESTAURAN /
\ (E)TYPE V PK BUILDING DATA Occupant Classification: M EXISTING Approximate 650 square foot tenant improvement. The work under this permit is
1
O STORY BUIL (E) Unchanged intended to renovate the existing structure as follows:
1 PK Construction Type: V-B Renovation of existing previously occupied Dry Cleaner into a Quick Serve Juice
Sprinklers: NO Bar.
Install new finishes and fixtures in front area, commercial kitchen with NO cooking,
1' Exit Access Travel Distance: 250' max. per CBC Table 1016.1 three compartment sink and prep sink.
X30'maximum to point where occupant has choice of two paths of egress travel ADA Hardship Submitted for ADA Parking and (E)Shared Restroom facilities.
1 (E)RR / to two exits required per CBC 2013: Section 1025.8, exception 1.
1
Z (E) RETAIL ��� DEFERRED SUBMITTAL(S)
NAIL SALONN/A
� Gross Building Area: (E) Unchanged
Per CBC Table 503&CBC 506
(E)TYPE V �j O Building Height: (E) Unchanged PROJECT TEAM
SINGLE STORY BUILDING L � Per CBC Table 503
NOT APART /
\ � Owner: Architect: ^ ' Lo
No Area Increase Required
PUR Juice Bar Jorden Segraves Architect: Inc.
1 C V
2744 E Coast HWY. #2 34 Sellas Road South
Corona Del Mar, CA 92625 Ladera Ranch, CA 92694
OContact: Richard Meeker Contact: Jorden Segraves CV
Ph: 949.67.1070 Ph: 949.276.2276 Fx: 949.276.2277 }+
SQUARE FOOTAGE CBC 2013: Table 1004.1.1
OLF Occupant Load MEP: C/) -cz
n \ TDA Engineering '
1y 1 Dining Area 200 15 13 8322 Myrtlewood Circle
1 Westminster, CA 92683 _ O
Kitchen / Front Counter 279 200 2 Contact: Thomas Dang Ca
Ph: 714.235.5915 `V -
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47915 Ca v
Accessory Back Hall 73VICINITY MAP:
73 ' }+
U) 75.
Co
O O 552 SITE �
TOTAL OCCUPANCY: 15 U
AREA of RENOVATION: 552 -
AREA of PERMITED DEMISED SPACE: -650 ',
--------- ACC. PATH OF TRAVEL EXISTING. NO ABRUPT CHANGES IN ELEVATION ALONG MAX#SEAT SIX (6) " .a O w
THE PATH OF TRAVEL SHOWN. MAINTAIN CROSS SLOPE AND CROSS SLOPE ; '' , *._' ` _ ''+ 7 U)
DOES NOT EXCEED 5%AND 2% RESPECTIVELY. 2 DEDICATED STALLS PROVIDED IN PARKING LOT. (PK)
f-. - �Orf^ l '•S � gyp, �f r�'} ,,.,�rr r�r ^ '
NOTE: ,� � •e s r � � ,�i• s ,: .}�'� +�. ',t�` ` V U J
THE ENTRANCE DOORS AND STAIRWAYS LEADING TO THE PROPOSED AREA -� V-d � - t"�•, .��` ." s
OF REMODEL SHALL COMPLY THE HANDICAP ACCESS REARRANGEMENTS. TO
BE FIELD VERIFIED BY CITY INSPECTOR. cor ,�
NOTE:
PROVIDE 12"ADDRESS. ADDRESS SHALL CONTRAST IN COLOR WITH IT'S PLUMBING CODE - RESTROOM CALL. a r ' DATE: 08.08.14
tea,. � � r..'r yfi, r, �� � , � .r� fu� Y}
BACKGROUND AND BE VISIBLE FROM THE ROAD. a k '
3 SCALE: As Noted �_
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NOTE: CPC 2013 TABLE 4.1 - MINIMUM PLUMBING FIXTURES j► �;. y '•r r `
�• :; r ,,.. DESIGN BY: JS r
ALL P.L., SET BACKS, BUILDING FOOTPRINTS, AND SQUARE FOOTAGES ARE '' _ ► "•. o
UNCHANGED. .4 `
• ��: 1` ,,, r .� DRAWN BY: JS
INTERIOR NOTE: EXISTING SPACE IS SERVICED BY EXISTING COMMON AREA
REMODEL ONLY, WITH ELEVATION REMODEL OF THIS SPACE ONLY.
RESTROOMS PROVIDED BY MALL WITHIN 200 FEET OF REAR DOOR. �'' �. �,� �v CHECKED: JS w
RR = RESTROOM
C� ~� � v .�'�. � FILE NAME: 2014-017
RR ARE LOCATED WITHIN 100'-0" OF SPACE, AND SHALL PROVIDE 100' F.HOT ✓. ' '� ; ' , z
WATER AT HAND SINKS LOCATED IN RESTROOMS. ' 14
SITE PLAN N - o
50oft 4- � , • `��. w COVER SHEET J
SCALE: N.T.S. SEE SHEET A1.0 FOR PROPOSED FLOOR PLAN PROPOSED Current Restrooms meet occupancy and CPC 2013 Table 4.1 required fixture INDEX/ SITE
counts. Restrooms to be refinished per plans and in conformance with all California 2744 E COAST HIGHWAY m
Title 24 requirements. CORONA DEL MAR, CA 92625
NOTE: BUILDING AND SITE EXISTING UNCHANGED. USE OF SPACE WAS PREVIOUSLY
A DRY CLEANER AND THE PROPOSED USE IS FOR A JUICE BAR.. (1) Unisex Restroom provided per CPC 2013: Section 412.3, Exception 3. Total N
floor area of space is less than 1,500 sf. L0
Dedicated employee restroom provided per CPC 2013, Section 412.6: Occupant
load greater than 100.
AO . 0
2:1
PA2014- 158 Attachment No. ZA 3 - Project Plans
ARCHITECTURAL KEYNOTES
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19'-6" L
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1.01 P.O.S. COUNTER 34" HIGH U
1.01 FLIP UP COUNTER 36"WIDE. O; :
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1.02 C.T. CORNER.
1.03 NEW SELF SERVE WALL DISPENSERS. O
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MAX 6 SEATS 1.04 NEW MOP SINK.. PROVIDE FRP 6-0" 3 SIDES. m J
- - - - - - - - - - - - - - - 1.05 NEW SNEEZE GUARD (SECTION2/A1.1). O o
FRONT/ENTRY
00 4 I 1 pg PROVIDE AIR CURTAIN OVER DELIVERY DOOR
3 I ENAMEL COATED 36"W x 10 1/8" H x 8 1/2" D.
A1.1 A1.1 I Cf) 22
1,07 34" HIGH COUNTER. Lu j U
C- - - - - - - - - - - < z
I 1 pg 27" X 27" TABLE 31"A.F.F. w Q
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1.09 FLOOR SINK, REFER TO PLUMBING. z w
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------ 1.10 (E) ELECTRICAL SERVICE, REFER TO ELECTRICAL. o
Of
i r- --------------- -- SMOG FiY ENSURE HARDWARE IN GOOD WORKING CONDITION.
1.11 (E) EXIT/DELIVERY DOOR. MAINTAIN LEVEL LANDING. 0 Q
1.01
FRONT COUNTER
101 1.12 NOT USED `��`��NSED �Cy
3'-3" 10'-5 112" 3'- 0"
1.13 3/8" SANITARY COVE BASE (DETAIL 3/GN-2). JORDEN C.
SEGRAVES
1.01 I
1.14 (N) MOP SINK PROVIDE FRP 6-0" 3 SIDE '*% C-29956 e*=
-
AD1.0 PREP AIREA `�' 1.15 6 SHELF HIGH DRY STORAGE AREA 4-30-15
RENEWALDATE
\�
1.17
C)
1.02 I 1.16 NEW EMPLOYEE LOCKERS . .F `•``
9-8 1/2 I
1.17 HAND SINK `
® OF CAL\ ,,```
1.09 '''��,,,,����������"'
EXITING 2X FRAMING @ 16"O.C.
P 949.276.2276 F 949.276.2277
1.1 I I I 1.19 PROVIDE METAL STUD BRACING BETWEEN CEILING
I FRAMING PER SHEET AD1.0.
N
NOT USED.
3'-2" -61/2" 3'-10' `- -i-
�-- ----- REVISIONS:
4'-2" ® 3'-0" p
Ila
REAR HALL
1.09 --DRY
106 ® OLD PRIES ; STORAGE I �; ,; SYMBOL L E G E N D
1' 0 112" 01-0 5
O
103
1.11 ------ -------
z
- INTERIOR ELEVATION CALLOUT 1
D ns a B
PLAN NORTH
C
- DETAIL CALLOUT 1
A3.0
- PLAN KEYNOTE 1.00
- ELEVATION KEYNOTE
PROPOSED FLOOR PLAN SCALE: 1/4" = 1'-0" 1
DOOR WIDTH , ^
2'-10" Com! u ,
DOOR HEIGHT CV
6-8" L0
- DOOR TAG 21068
01 FG NV
DOOR TYPE IM
HARDWARE GROUP _Cu
1
DOOR TYPES 1 C)
C O
FG FULL GLAZING (HUCULITE)
- - - - - - - - - - - - - - - - - - - - - HM HOLLOW METAL ICU
WD WOOD SOLID CORE
1.19 1.19 1.18 1.19 1 H ONE HOUR ® U
2H TWO HOUR �7
® - 1
- - - - - - - - - - - - - - - -
DOOR HARDWARE - REFER TO SHEET GN-2 UCu
}+
Cn
PLAN NOTESCU
- - - - - - - - - - - - SOFFIT HT. � <®,
v
1. ALL WORK PERFORMED ON THIS PROJECT SHALL BE IN CONFORMANCE WITH
THESE PLANS AND THE STANDARDS SET BY THE LOCAL BUILDING OFFICIAL. ui
- - - - - - - - - - - - - - - - - - - - SOFFIT HT. - - - - - - - - - - - - - - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - - 2. NOT USED. O
3. ALL DIMENSIONS ARE TO FACE OF STUD OR CONCRETE UNLESS NOTED L w
OTHERWISE.
4. FOR ADDITIONAL INFORMATION REFER TO EGRESS ACCESSIBILITY PLAN
CV U Q
SHEET A0.1.
5. REFER TO ACCESSIBILITY NOTES AND DETAILS ON SHEET AD3.0.
6. REFER TO MECHANICAL, ELECTRICAL, PLUMBING AND STRUCTURAL FOR m
INFORMATION NOT SHOWN. DATE: 08.08.14 co
j� -1 SCALE: As Noted
co � 4-0
f DESIGN BY: JS
WALLLEGEND DRAWN BY JS
CHECKED: JS w
FILE NAME: 2014-017
N
N
WALLS TO BE DEMOLISHED z
■ s ■ (E) 1 HR DEMISING WALLS TO REMAIN 0
ILLI J
w _
EXISTING WOOD WALLS W/R-13 PROPOSED PLAN
INSULATION TO REMAINco
NEW 2X METAL STUD WALLS,
REFER TO STRUCTURAL
LID
(N) 1 HR DEMISING WALL 5/8"
TYPE "X" EACH SIDE
CD
ELEVATION SCALE: 1/2"= V-0" 4 SECTION SCALE: 1/2" = V-0" 3 Al 01
22