Loading...
HomeMy WebLinkAbout04 - Roger's Garden Cafe - PA2014-210 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 26, 2015 Agenda Item No. 4 SUBJECT: Roger's Gardens Cafe - PA2014-210 2301 San Joaquin Hills Road Minor Use Permit No. UP2014-049 APPLICANT: Gavin Herbert Jr. — Roger's Gardens OWNER: Roger's Realty, LLC PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: CG (Commercial General) • General Plan: CG (General Commercial) PROJECT SUMMARY The applicant requests approval of a Minor Use Permit application for a Food Service (no late hours) eating and drinking establishment with alcohol sales (Type 47 ABC License — On-Sale General). The request includes the construction of an approximately 1,660 square foot kitchen/serving building including an approximately 944 square foot basement. The proposed dining area consists of a partially enclosed bar/lounge area and exterior patio seating with a total of 108 seats. The restaurant is intended to be a complimentary use to the established nursery and retail use. Parking will be provided in the existing parking lots. The proposed hours of operation are from 10:00 a.m. to 10:00 p.m. Sunday-Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. — approving Minor Use Permit No. UP2014-210 (Attachment No. ZA 1). 1 Roger's Gardens Cafe (PA2014-210) Zoning Administrator, March 26, 2015 Page 2 DISCUSSION • The subject property is bounded by San Joaquin Hills Road, McArthur Boulevard and San Miguel Drive. The 6.47 acre site is currently developed with Roger's Gardens, a nursery and retail store that has a combination of outdoor and indoor display and sales areas. Roger's Gardens has been in business at this location for more than 50 years. • The Land Use Element of the General Plan designates the project site as General Commercial (CG), which is intended to provide for a wide range of retail, service and commercial uses. The existing retail nursery and proposed restaurant are consistent with the CG land use category. • The project is located in the Commercial General (CG) Zoning District which was designed to implement the CG General Plan land use category. The proposed restaurant with alcohol service is consistent with this designation and is an allowed use subject to the approval of a minor use permit. • Access to the site's two separate parking lots is provided off San Joaquin Hills Road and San Miguel Drive. The two lots currently provide a total of 207 spaces. Due to project design and re-striping, a total of 201 parking spaces are proposed. • The parking requirement for the existing retail nursery was adopted by Use Permit No. UP3648, which was approved by the Planning Commission in 1999. Table 1 below includes the adopted parking standard for each type of use on the site. Since UP3648 did not contemplate a restaurant use and the seating areas are either partially enclosed or outdoors, Planning Division staff has determined that the Accessory Dining parking rate of one space for every 3 seats is appropriate. As the table demonstrates, a total of 171 spaces are required. Since 201 spaces will be provided, staff believes the project complies with parking requirements and that adequate parking will be provided. Table 1 — Parking S ace Re uirement Use Parking Rate Area/Seats Required Spaces Nursery Retail Area 1/1,000 for first 116,794 sq. 31.4 (Outdoors) 10,000 sq. ft. ft. 1/5,000 for 10,001 + sq. ft. Retail Buildings 1/250 sq. ft. 19,315 sq. 77.3 ft. Office 1/250 sq. ft. 5,472 sq. ft. 21.9 Warehouse/Operations 1/1,000 sq. ft. 3,975 sq. ft. 3.9 Proposed Restaurant 1 per 3 seats 108 seats 36 Total 171 TmpIt:10-15-13 Roger's Gardens Cafe (PA2014-210) Zoning Administrator, March 26, 2015 Page 3 • The Harbor Pointe residential community is located directly adjacent to the westerly parking lot with the closest homes being located approximatleyl50 feet away. The design of the restaurant is such that the dining areas and bar/lounge will be buffered by the wall of the kitchen building thereby reducing the amount of sound that could disrupt neighbors. Furthermore, an existing 6-foot block wall along the westerly property line will provide additional sound attenuation. No other sensitive land uses are located near the project site. • The subject property is located within Reporting District No. 47 (RD47), which has a crime rate that is 74% lower than the City average. Although the adjacent reporting district, (RD39 - Fashion/Newport Center) has a higher crime rate than the City average, the Police Department does not object to the project and has provided conditions of approval to help minimize potential conflicts with nearby uses. The Police Department believes that the project will not have a negative impact on the community or police services. The alcohol-related statistics for RD47 are incorporated into the factors for consideration in the draft resolution. The Reporting District map is available online: http://www.nbr)d.org/crime/statistics/defauIt.asp. • The Type 47 ABC license allows for the sale of liquor, beer, and wine. No dancing, live entertainment or late hours (after 11:00 p.m.) are proposed, which will help ensure it will not operate late at night, or as a nightclub, bar or lounge. • 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 is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3 (New Construction or Conversion of Small Structures). The Class 3 exemption applies to up to four commercial buildings in urbanized areas not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The subject property is zoned for retail and service commercial uses and the proposed project does not involve significant amounts of hazardous substances and all necessary public services and facilities are provided. The proposed project is consistent with this exemption and involves the development of one commercial building with a total of approximately 2,610 square feet, accessory trellis and shade structures, and minor parking lot changes within an urbanized area. TmpIt:10-15-13 Roger's Gardens Cafe (PA2014-210) Zoning Administrator, March 26, 2015 Page 4 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: Gregg Rdirvhez Senior Planner Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description ZA 4 Architectural Renderings ZA 5 Project Plans TmpIt:10-15-13 J Attachment No. ZA 1 Draft Resolution 5 V� QP �P RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-049 FOR AN EATING AND DRINKING ESTABLISHMENT WITH NO LATE HOURS AND WITH ALCOHOL SALES LOCATED AT 2301 SAN JOAQUIN HILLS ROAD (PA2014-210) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Gavin Herbert Jr. of Roger's Gardens with respect to property located at 2301 San Joaquin Hills Road, and legally described as Parcel 1 of Parcel Map 79-718 (CNB Resubdivision 630), requesting approval of a Minor Use Permit. 2. The applicant requests approval of a Minor Use Permit application for a Food Service (no late hours) eating and drinking establishment with alcohol sales (Type 47 ABC License — On-Sale General). The request includes the construction of an approximately 1,660 square foot kitchen/serving building including an approximately 944 square foot basement. The proposed dining area consists of a partially enclosed bar/lounge area and exterior patio seating with a combined total of 108 seats. The restaurant is intended to be a complimentary use to the established nursery and retail use. Parking will be provided in the existing parking lots. The proposed hours of operation are from 10:00 a.m. to 10:00 p.m. Sunday-Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday. 3. The subject property is located within the Commercial General (CG) Zoning District and General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 26, 2015, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. 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 is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3 (New Construction or Conversion of Small Structures). Zoning Administrator Resolution No. ZA2015-XXX Page 2 of 11 2. The Class 3 exemption applies to up to four (4) commercial buildings in urbanized areas not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The subject property is zoned for retail and service commercial uses and the proposed project does not involve significant amounts of hazardous substances and all necessary public services and facilities are provided. The proposed project is consistent with this exemption and involves the development of one (1) commercial building with a total of 2,610 square feet, accessory trellis and shade structures, and minor parking lot changes within an urbanized area. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the following findings and facts in support of such findings for a Use Permit are set forth: Finding A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Facts in Support of Finding In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of the Zoning Code, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The proposed establishment is located within Reporting District 47, wherein the number of crimes is lower than the two (2) most adjacent RDs (39 and 51) and slightly higher than one (1) adjacent RD (53). RD 47 has a lower crime rate than the City average. ii. The number of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. The crime statistics are summarized in the table below: Calls for Part I Part II DUI Public Location Service Crimes Crimes Arrests Intoxication Arrests RD47 988 15 13 1 1 RD39 5,581 167 191 23 15 RD51 917 31 26 5 1 RD53 601 15 12 1 0 8 Zoning Administrator Resolution No. ZA2015-XXX Page 3 of 11 2. The subject property is located in Reporting District 47 which is primarily residential. However, the site is located at the intersection of MacArthur Boulevard and San Joaquin Hills Road, which is adjacent to the easterly side of Fashion Island/Newport Center (RD39). The high concentration of commercial, retail and restaurant land uses in RD 39 result in a higher than average number of calls for service and crimes. Since RD 47 is primarily residential, there are a corresponding lower number of calls for service and arrests. The Newport Beach Police Department reported a total sixteen (16) calls for service to the subject property in 2014. iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. The proposed use is located adjacent to Harbor Pointe, a single-unit residential development. The nearest homes are approximately 150 feet to the west of the proposed restaurant and seating areas. The existing Roger's Gardens parking lot and 6-foot existing block wall would provide buffering and separation between the residences and the restaurant. The proposed use is not located in close proximity to day care centers, places of religious assembly, and schools. The nearest park is the Civic Center Park located across MacArthur Boulevard. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. Several comparable restaurant establishments are located within the Fashion Island Shopping Center, including restaurant tenants such as Roy's Hawaiian Fusion, Fleming's Steakhouse and True Food Kitchen. In the adjacent Harbor View Center, Fresh Brothers Pizza offers beer and wine and Gelson's supermarket sells beer, wine and spirits. Conditions of approval are proposed to adequately manage the late hours and alcohol sales components of the proposed project. v. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. The proposed project is for a new restaurant as a complimentary use to Roger's Gardens, so there are currently no objectionable conditions related to alcohol service. Operational conditions of approval relative to the sale of alcoholic beverages will help ensure compatibility with the surrounding uses and minimize alcohol-related impacts. In accordance with Section 20.52.020 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: B. The use is consistent with the General Plan and any applicable specific plan. 9 Zoning Administrator Resolution No. ZA2015-XXX Page 4 of 11 Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the project site as General Commercial (CG), which is intended to provide a wide variety of commercial needs. The proposed restaurant with alcohol sales that will share the site with the existing Roger's Gardens nursery is a use that serves residents and visitors and is consistent with land uses allowed by the CG use designation. 2. The subject property is not located within a Specific Plan area. Finding: C. 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 project is located in the Commercial General (CG) Zoning District which is intended to provide areas for a wide variety of commercial activities. 2. Eating and Drinking Establishments (No Late Hours) with alcohol service are allowed uses within the Commercial General (CG) Zoning District, subject to the approval of a Minor Use Permit. 3. The design complies with all applicable development standards including setbacks, building height and floor area ratio. 4. Required parking is provided consistent with zoning code requirements and parking requirements established by Use Permit No. UP3648. Finding: D. 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 establishment provides a complementary dining use to the established Roger's Gardens nursery and retail use. The project provides the required number of parking spaces and is not proposing late hours (after 11:00 p.m.). 2. The establishment would occupy a new restaurant building adjacent to the westerly parking lot. The seating consists of partially enclosed and open air dining areas. The kitchen building, accessory trellis and shade structures, parking lot and property line block wall will provide separation and buffering between the restaurant and neighboring residences. 10 Zoning Administrator Resolution No. ZA2015-XXX Page 5 of 11 3. The operational characteristics of the proposed establishment would be that of a typical full service restaurant that would serve residents, visitors, shoppers, and employees in the area. 4. The operational conditions of approval will help ensure compatibility with the surrounding uses and minimize alcohol-related impacts. No dancing or live entertainment is proposed. The 10:00 p.m. weekday and 11:00 p.m. weekend closing hours would help ensure the establishment does not become a late night bar, tavern, or nightclub. Finding: E. 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 project site provides adequate parking and circulation within the existing parking lots on site. The design, location, shape, and size have proven suitable for the existing nursery and retail uses on-site. Adequate public and emergency vehicle access, public services, and utilities are provided within the existing property and the proposed project will not negatively affect emergency access. 2. The kitchen and service building and dining areas have been designed for a restaurant use with sufficient means of ingress and egress. 3. The Public Works Department, Building Division, and Fire Department have reviewed the application and the project is required to comply with all applicable codes and regulations. Finding: F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, 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 includes conditions of approval 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 related to the operation of the restaurant. 11 Zoning Administrator Resolution No. ZA2015-XXX Page 6 of 11 2. The Police Department has reviewed the project and has no objection to the operation as described by the applicant. The Police Department believes that with the conditions of approval, the proposed project will not have a negative impact on the community and police services. 3. Compliance with the Municipal Code standards related to noise, lighting and other performance standards will help ensure that the proposed use will be compatible with the surrounding area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2014-049, 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 (14) days after the adoption of this Resolution unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 26TH DAY OF MARCH, 2015. BY: Brenda Wisneski, AICP, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2015-XXX Page 7 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, building elevations and colored artist renderings stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. 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 permit. 3. The Zoning Administrator may add to or modify conditions of approval to this Minor Use Permit, upon a determination that the operation which is the subject of this Minor Use Permit causes injury, or is detrimental to the health, safety, peace, comfort, or general welfare of the community. 4. Any changes in operational characteristics, hours of operation, expansion in area, or modification to the floor plan, shall require an amendment to this Minor Use Permit, unless otherwise approved by the Planning Division. 5. Should the business, subject to the Minor Use Permit conditioned herein, be sold or otherwise come under different ownership or a change in operators, any future owners, operators, or tenants shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 6. 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. 7. The hours of operation shall be limited to between 10:00 a.m. and 10:00 p.m. Sunday- Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday. 8. The restaurant and bar/lounge are limited to a combined maximum of 108 seats with a maximum of twenty-two (22) in the bar/lounge. 9. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. 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. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 10. All improvements shall be constructed as required by Ordinance and the Public Works Department. 11. An encroachment permit is required for all work conducted in the public right-of-way. 13 Zoning Administrator Resolution No. ZA2015-XXX Page 8 of 11 12. A new sewer cleanout shall be installed per City Standard #406-L on the existing sewer lateral. 13. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code, unless the Zoning Administrator first approves an amended Minor Use Permit. 14. Food service from the regular menu shall be available to patrons up to thirty (30) minutes before the scheduled closing time. 15. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 16. No "happy hour" type of reduced price alcoholic beverage promotion shall be allowed except when served in conjunction with food ordered from the full service menu. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 17. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 18. 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. 19. 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. 20. There shall be no live entertainment allowed on the premises. 21. There shall be no dancing allowed on the premises. 22. Strict adherence to the maximum occupancy limits shall be required. 23. 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 -4 Zoning Administrator Resolution No. ZA2015-XXX Page 9 of 11 the premises and shall be presented upon request by a representative of the City of Newport Beach. 24. A Special Event Permit is required for any event or promotional activity outside the normal operational characteristics of this restaurant business 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. 25. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the restaurant in accordance with Chapter 15.38 of the Newport Beach Municipal Code. 26. Prior to the issuance of building permits, Transportation Corridor Agency (TCA)fees shall be paid. 27. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three (3) 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 purposes. 28. The operator of the food service use shall be responsible for the clean-up of all on-site and off-site trash, garbage and litter generated by the use. 29. 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, and debris from the premises and on all abutting sidewalks within twenty (20) feet of the premises. Graffiti shall be removed within forty-eight (48) hours of written notice from the City. 30. The operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the alcoholic beverage outlet and adjacent properties, if directly related to the operation of the restaurant. 31. All proposed signs shall be in conformance with applicable provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 32. All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. If outdoor lighting is proposed, the applicant shall submit a photometric survey as part of the plan check to verify illumination complies with the Zoning Code standards. 33. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities 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 15 Zoning Administrator Resolution No. ZA2015-XXX Page 10 of 11 Sundays or Holidays. 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 Minor Use Permit. 35. Prior to the issuance of building permits, approval from the Orange County Health Department is required. 36. 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. 37. If required, a grease interceptor shall be installed prior to the establishment opening for business to the satisfaction of the Building Division. 38. 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 Official and Public Works Director in conjunction with the approval of an alternate drainage plan. 39. The applicant shall provide a Type I hood with a kitchen suppression system for cooking equipment. 40. Kitchen exhaust fans shall be installed/maintained in accordance with the California Mechanical Code. A permit from the South Coast Air Quality Management District shall be obtained for the control of smoke and odor. 41. Portable propane heaters shall be prohibited on the outdoor patio unless otherwise approved by the Fire Department. Natural gas or electric heaters are allowed if installed per their listing and the California Electrical or Plumbing Code unless otherwise approved by the Fire Department. 42. A fire suppression system will be required for cooking which involves the production of grease laden vapors. 43. Due to the size of the basement, the project shall comply with Newport Beach Fire Department Guideline and Standards D.05 (Public Radio System Coverage) and California Fire Code Section 510 by providing a bidirectional amplification system (BDA). 44. Minor Use Permit No. UP2014-049 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.60 of the Newport Beach Municipal Code. 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, 10 Zoning Administrator Resolution No. ZA2015-XXX Page 11 of 11 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 Roger's Gardens Minor Use Permit including, but not limited to Minor Use Permit No. UP2014-049. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' 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. 1� V� QP �P sg Attachment No. ZA 2 Vicinity Map 19 V� QP �P �o A VICINITY MAP li sem# Subject Property r 3 \ 1. J G� 3 1 • Aft OR � � ,.\\ .,♦ was- w A 1 - - SNtTAIR 0R G � 1 Minor Use Permit No. UP2014-049 PA2014-210 2301 San Joaquin Hills Road ��1 V� QP �P Attachment No. ZA 3 Applicant's Project Description 23 V� QP �P Notice of Incomplete Filing item 2.a Roger's Gardens Garden Cafe Project Description and Justification February 1, 2015 It is the desire of Roger's Gardens to provide its visiting shoppers with a full garden experience. This includes viewing opportunities to purchase nursery and home items associated with a quality of life that matches the residents and visitors of Newport Beach. In this vein, Roger's Gardens feels if important to add food and beverage to the total garden experience. What is planned is an open air Garden Cafe where one can sip a cup of tea, have a healthy meal or enjoy a glass of wine while envisioning how ones own back yard can be converted into a garden paradise. The Garden Cafe is planned to have a 1,660 square foot kitchen/serving building with a 944 square foot basement for supplies and equipment. While there is planned to be 112 seats provided, there will be no inside seating. All tables and chairs will be in an open air, garden environment. Some seating will be covered by awnings and trellises while others will be shaded by trees and landscaping. The outside garden seating area of approximately 1,978 square feet will provide space for tables and chairs as well as space for retail sales of garden plants, furniture and fixtures. A beverage serving area of approximately 608 square feet, is also included, once again provided retail space for plants and fixtures. It is realized for Roger's Gardens to achieve a Minor Use Permit several findings must be established. The following information is provided to assist in evaluating the suitability of a Garden Cafe to become an acceptable accessory food service use within the Roger's Gardens retail sales perimeter. 1. The use is consistent with the General Plan and any applicable specific plan; a. The General Commercial designation of the General Plan for this area is consistent with the current and planned uses for Roger's Gardens. There is no specific plan affecting this property. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; a. The RSC District zoning lists nurseries as a permitted use (per Districting Map No, 50 and Sections 20.15.020 of the Municipal Code.) 3. The design, location, size and operating characteristics of the use are compatible with the allowed neighborhood serving commercial, single family and multifamily uses in the vicinity; a. The design is characteristic of a small scale building (1660 sf kitchen and toilet rooms) you might find in Napa surrounded by a pleasant outdoor garden environment. The nature of the dining venue will be quite surrounds where conversation and small talk will prevail. The facility will be highly visited by shoppers that have come to Roger's Gardens to find quality garden and patio materials who also enjoy relaxing in an outdoor environment with friends, food and beverage. This style of living is very compatible with the surrounding area consisting of a retail center with a high-end market and quality residential property. 2.5 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities; a. The location of the Garden Cafe will be totally within the perimeter of the current Retail Nursery Area. The closest neighbor (in a residential community) is over 150 feet away. The dining seating area will be further inside the Retail Nursery Area than the kitchen building and partially covered with awnings, trellises and plantings, further blocking any low sound transmission that might be generated by shoppers and diners engaged in quite conversation. The project design, and operating characteristics will mirror the current quality aesthetics and refined operations constantly found within the larger Roger's Gardens property. The project location, shape, and size are all planned and designed to not change the outward appearance or operating characteristics of the current operations of Roger's Gardens, including sound and light. The height of the single story building housing the kitchen and toilet rooms is far below the 32 feet building height limit and compatible with the north west elevation of the nursery area. There is adequate public utilities available to the site and immediate access too the project site for public service vehicles including fire and medical. 5. 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 other wise constitute a hazard to the public convenience, health, interest, safety or general welfare of persons residing or working in the neighborhood of the proposed use. a. Roger's Gardens has consistently served as a strong community member and good neighbor. As they have with previous projects, they will voluntarily notify the adjacent homeowner's association of this planned property improvement. Community concerns, if any, will be addressed with the goal of the new Garden Cafe becoming a favorite shopping and relaxing location for the neighbors all within convenient walking distance. Roger's Gardens has become know as a Newport Beach community icon enhancing the quality of life for those who live, work and visit the community. The Garden Cafe will add to this characteristic that is important to both the success of the property and the city. End of Document 20 Attachment No. ZA 4 Architectural Renderings 27 V� QP �P �g Y` • y y i i . �4 � '� i;•• � : - girt Y I ;� •`� � a , g,N } ..7t1ilipw • 47 v , - �r -� I �t t-0 ner 'Y ,t "•i ''>: '*_ .`�.'' 'y k ''�vxp- `-` r b .2! . jun �' `�. ".v` i ,.a.. � � A� .� < ✓ ,.,� .., 1 l.:>� y : y "M' DESIGN r.S. TARS DESIGN STI- he a CLIENT. GAVIN HERBERT Jr & GAVIN HERBERT Sr �>1-OSSENKO- • PROJECT "The KITCHEN atROGER'SGARDENS" KITCHEN RN._. i40k<I YPE BUILDING & RESTAUSTAURANT DESIGN CONCEPT RESTAURANT BRAND IDENTITY —z1 — LOC%•TiON 2301 San Joaquin Hills Rd, Corona Del Mar, CA 92625 ROGER'S GARDENS V� QP �P 30 1 i C / urA • � 111 ,. . : ,.�.' .N �Iph' \ 3 r . k h I-� "3D" DESIGN RENDERS DESIGN STUDY-6th Draft ..LIEN GHERBERT 8. GAMIN HERBERT Sr the T1u9E6NIco0CS�.N C "TheThe KITCHEN att ROGER'S GARDENS" KITCHEN aDco�Cnn. V� I'P= BUILDING 8 RESTAURANT DESIGN CONCEPT RESTAURANT BRAND IDENTITY ..O'C', 2301 San Joaquin Hills Rd, Corona Del Mar, CA 92625 ROGER'S GARDENS V� QP �P `f I I Weil. ,all z NAR 7�1 7. J..{{ T1 40 y�� ij AA r?, 1 Y , "3D" DESIGN ?' DESIGN STC' CLIENT GAVIN HERBERT Jr & GAVIN HERBERT Sr - --'� PROJECT "The KITCHEN at ROGER'S GARDENS" KU 1NORK TYPc BUILDING & RESTAURANT DESIGN CONCEPT KITCHEN a�E"Ko RESTAURANT BRAND IDENTITY --- ' LOCATION 2301 San Joaquin Hills Rd, Corona Del Mar, CA 92625 ROGER'S GARDENS V� QP �P 31{ � 3 q S � 7bC4�Z'YY.Y -..• 1 a •:;� "a ."..._ `"".` .. - - :� ,rF'r '� � • �.i SFr". •w f -t ' n ov '�: t ►��1�r v. �. � urs ,f' _ _ °[ L w , i • PF . ..-+ria:`, � _ V�..i �•> f - �" / / /� yt,. 5 n� "31)" DESIGN RENDERS DESIGN STU iSth C 01. _ KITCHEN DSBE"Ke IJ GAVIN HERBERT Jr& GAVIN HERBERT Sr Ku 'i CCT "The KITCHEN at ROGER'S GARDENS" � �=_ •o'— I,Ar i rlc. BUILDING 8 RESTAURANT DESIGN CONCEPT Iii w RESTAURANT BRAND IDENTITY .v`� 2301 San Joaquin Hills Rd, Corona Del Mar, CA 92625 ROGER'$GARDENS ; 1 ==� V� QP �P 3C Attachment No. ZA 5 Project Plans 37 V� QP �P 3g PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 z w CAFE @ ROGERS GARDEN U W N � Z 0 0 / Ld W zOf 0 U Z L� fTNE _ BACK LOT TO HAVE 117 TOTAL STALLS O w 40' O" 17 L 3 17 NEW CURB N o 0 RANT NEWGREASE INTERCEPTOR s � � > I,ir W x 4 HUT NEW KITCHEN 6 6 5 0 . MM NEW 1990, + 950 W - U w w d BAR PAPATO - w U Y U d TENT iENTO UPPER LATHE SHED r 6 o a �/� a s� 0 ADMINISTRATIVE SHIPPING PA 0 w V) 2 � � � � � � � /� � O OFFICES & STAGING TET N 5,472 SF SHED Q P J a � J GROWING 18 GALLERY ( O \ D Y LATHE `<a € r, i 6,400 SF D CLIENT APPROVAL CID I) q o ❑ ❑ ❑ m 0 8 � I Q DATE 8 I MAIN THE POTTING SHED/STOR. GARAGE ENTRANCE J 2,626 SF o RETAIL 5 LOWER LATHE SHED 4 2,520 SROART THE GARDEN ROOMS o 5 GALLERY 7,341 SFW w r'1 x \ (O7 PRODUCTION • w LATHE SHED O O ❑ ❑ 9 RECIEVING { ? Q FRONT LOT TO HAVE 85 PARKING STALLS LOADING DOCK 3 - z ELECTRIC CAR STORAGE MAINT. GARAGE/PROD. OFF. o Z 14 10 1,349 SF w M U w W MOM C' z - U ------------------------ LL Y 4 ACCESSIBLE PATH OF O O TRAVEL San Joaquin Road z O _D W 0 4 Q w Z 0 U w Q z o C N = W Q J U ' L1 W O O PROPOSED SITE PLAN U N J NOTES : PARKING TABULATIONS PROJECT DATA SHEET INDEX U o z L 1O CONNECTION FROM RESTAURANT TO EXISTING SEWER LINE, & SEWER CLEAN-OUT, TO BE SHOWN ON CIVIL ENGINEERS PLANS. RETAIL OFFICE WAREHOUSE/OPS z T` ' APN: 458-301-08 A-1.1 SITE PLAN O2 SEE CIVIL ENGINEER PLANS LOCATING 6" WATER LINE FROM SAN MIGUEL TO NEW ARE HYDRANT. (E)GALLERY/RETAIL = 6,400 SF TOTAL LOT SIZE = 6.58 ACRES (286,625 SF) A-1.2 SITE DEMO PLAN W (E)ENTRANCE/RETAIL = 2,520 SF TOTAL SF OF BLDGS = 31,372 SF (SEE BREAKDOWN IN PARKING TABULATIONS) A-1.3 ACCESSIBLE PARKING - PATH OF TRAVEL TO CAFE 40'-0" TURNING RADIUS FOR FIRE TRUCKS (E)GARDEN ROOMS = 7,341 SF CONSTRUCTION TYPE: VB, FULLY SPRINKLERED A-2.1 GROUND LEVEL FLOOR PLAN Q (E)GARDEN SUPPLY = 3,054 SF OCCUPANCY GROUP: A2 A-2.2 BASEMENT FLOOR PLAN & FOUNDATION PLAN O4 PROVIDE FIRE TEST OF NEW CANOPY MATERIAL (E)ADMIN. OFFICES = 5,472 SF GROUND FLOOR = 1,660 SF A-2.3 PRELIMINARY FLOOR FRAMING PLAN (E)STORAGE GARAGE = 2,626 SF BASEMENT = 950 SF A-2.4 PRELIMINARY ROOF PLAN ANY OUTDOOR HEATERS TO BE LOCATED PER MANUFACTURERS RECOMMENDED CLEARANCES. (E)PROD. OFFICE = 1,349 SF BAR AREA = 608 SF A-4.1 EXTERIOR ELEVATIONS N COVERED SEATING & RETAIL AREA = 1,978 SF A-4.2 EXTERIOR ELEVATIONS & SECTION 19,315 SF 5,472 SF 3,975 SF o - 66 INSTALL UNDERGROUND GREASE INTERCEPTOR TOTAL SEATS = 112 A-5.1 EQUIPMENT PLAN F HOURS OF OPERATION: w PROVIDE ACCESSIBLE PATH OF TRAVEL FROM THE PUBLIC SIDEWALK TO THE AREA OF REMODEL. SUNDAY THRU THURSDAY - 10am - 10pm KU-1 SEALING PLAN o ' - NEW KITCHEN = 1,660 SF FRIDAY & SATURDAY - loam - 11pm NEW BASEMENT = 950 SF 15388-GP PRELIM. GRADING PLAN > TOTAL RESTAURANT SEATS = 112 SEATS 15388-TP1 TOPOGRAPHY 0 AREA OF REMODEL J _ RETAIL NURSERY AREA - 142,820 SF 15388-TP2 TOPOGRAPHY ® NORTH EAST CORNER w PARKING & DELIVERY AREA = 114,450 SF ' LANDSCAPE AREA = 29,355 SF W TOTAL LOT SIZE = 286,625 SF (6.58 ACRES) NURSERY RETAIL AREA = 10,000 SF/1,000 = 10 10% LANDSCAPE = 105,134 SF/5,000= 21 N RETAIL = 19,315 SF/250 = 77.3 DRAWN BY OFFICE = 5,472 SF/250 = 21.9 ` JF ' WAREHOUSE/OPS = 3,975 SF/1,000 = 4 ALL MATERIALS & WORKMANSHIP SHALL CONFORM TO THE: DATE GARDEN CAFE = 112 SEATS/3 = 37.3 2013 CALIFORNIA BUILDING CODE 11-25-14 2013 CALIFORNIA MECHANICAL CODE o PARKING STALLS REQUIRED = 171 2013 CALIFORNIA ELECTRIC CODE SCALE PARKING STALLS PROVIDED = 202 2013 CALIFORNIA PLUMBING CODE Q N.T.S. 2013 CALIFORNIA FIRE CODE JOB NO. 2013 CALIFORNIA ENERGY CODE < 14-106 d ALL CITY ORDINANCES AND AMENDMENTS z SHEET N0. s . STANDARD STALLS = 194 REMOVE EXISTING PURGOLA SCOPE OF WORK: tA HANDICAP STALLS = 7 o A -A ., NEW BUILDING WITH BASEMENT FOR KITCHEN & STORAGE N I TOTAL STALLS = 201 NEW OUTDOOR BAR AREA, NEW TRELLIS OVER ENTRY FROM PARKING LOT NEW LANDSCAPE AND HARDSCAPE FOR OUTDOOR DINING AND RETAIL SALES Y a VICINITY MAP O OF SHEETS 39 PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 w 0 U a EXISTING PARKING STALLS = 208 STALLS TO BE REMOVED @ FRONT LOT = 1 U) STALLS TO BE REMOVED @ BACK LOT = 5 w > o w TOTAL STALLS TO REMAIN = 202 w a N w I 3 W d 7 33 EXISTING PARKING STALLS IN THE BACK LOT = 121 S L 5 STALLS TO BE REMOVED - LEAVING 116 STALLS _ g o � a o N 10 17 w m a o m a 9 17 a U W w a ❑ ❑ i W Q N a a REMOVE EXISTING PURGOLA 9 0 cO REMOVE 5-PARKING STALLS ❑ cn 4 5 5 EC \ i UT ' P Q J G / a PATIO TENT PATIO UPPER LATHE SHED tai. TENT 3 ADMINISTRATIVE SHIPPING PA 0 OFFICES & STAGING TE T ° 5,472 SF SHED CLIENT APPROVAL 18 THE o DATE GALLERY DjSN�Y 6,400 SF J Q W O q W o � s sF1 0 E Q MAIN THE POTTING SHED/STOR. GARAGE a ENTRANCE 2,626 SF s 5 RETAIL LOWER LATHE SHED x a o 5 2,520 SF ART THE GARDEN ROOMS 3 Q }� GALLERY 7,341 SF o o z z � PRODUCTION Oz W O 0 C 9 RELIEVING w LOADING DOCK Q Q U z U THIS STALL TO BE STRIPED 25 PER NEW SITE PLAN ELECTRIC CAR1 STORAGE MAINT. GARAGE/PROD. OFF. o V 1,349 SF Q m W O Q z 0 EXISTING PUBLIC SIDEWALK o z San Joaquin Road W o / uj z CUT-THRU LANDSCAPE AREA FOR ADA ACCESS, PER CIVIL ENG. DWGSLL— w Z Q I`� CD J a O a a N = U 0 Q 0 a w v w a w 0 r w a 0 a w J (J X W 0 Z Q W J O (n _W F !n DRAWN BY JF m p DATE 3 11-25-14 0 � SCALE _Q 1"=40'-0" JOB NO. 14-106 z SHEET N0. w } A-1 . 2 a SITE DEMOLITION PLAN DE SHEETS 40 PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 1/2" RADIUS BLUE BACKGROUND w WHITE SYMBOL a RESERVED REFLECTORIZED SIGN RESERVED F UPRI HT REFLECTORIZED IDENTIFICATION FOR CONSTRUCTED OF FOR SIGN CENTER IN FRONT F THE HANDICAPPED PORCELAIN STEEL HANDICAPPED z STA , PER CBC 11298. 70" SO. UPR T REF CTORIZ IDENTIF ATI N x p ( ) S VAN CCESSI ° WITH BEADED TEXT ° OR EQUAL z N MIN. $250 FINE VAN ACCESSIBLE z Lii 0 36" MIN. FOR MIN. $250 FINE FREE STANDING 36" MIN. FOR 3 � WALL MTD. TO TOP OF w N WALKING SURFACE w x STRIPES 36" O.C. NOTE: SIGN TO BE CENTERED ® THE INTERIROR END OF "NO PARKING" PROVIDE TRUNCA PARKING SPACE.D DOMES AREA OF SIGN TO BE A MIN. OF 70 SQ. IN. PAINTED IN 12"HIGH FULL WIDTH x 36 DEEP DESIGNATE FOR "VAN ACCESSIBLE" WHERE APPROPRIATE. WHI E LETTERS w EXISTING PARKING SPACE SIGNAGE N,T.S. A Z ® NO ARKIN ® ® P ING ® PAR G - 0 0 9'-0" 5'- " 9'- L 9'-0" -0" 9-0" -0" Mx V oIof w � o N N 2.35" z -' a p m a N w � . 0 SURFACE SLOPE OF ACCESSIBLE PARKING SPACES & ASSOCIATED ACCESS AISLE O O O O U M o w Q a SHALL BE THE MINIMUM POSSIBLE NOT EXCEEDING 1:50 (2%) IN ANY DIRECTION o O O O w W v O Q N J m 0 0 0 TRUNCATED DOME BASE 0.9"DIA. d o a o d O 0 O TO TAPER TO 0.45" ® TOP J cn I Q in W N XMQ cV J p _ _ _ _ K {0 m p rtt. v TYP. PAVEMENT PROVIDE TRUNCATED DOMES FULL WIDTH x 36" DEEP SYMBOL 3 SQ. FT. S 4 NEW DECORATIVE CURB ALI DETECTABLE WARNING DETAIL (TRUNCATED DOMES) B CLIENT APPROVAL w "NO PARKING" . . . . . PAINTED IN 12"HIGH i - - - - - - - - m WHITE LETTERS o a DATE (E)6"H. CURB LI F� MAa s aO PROVIDE TRUNCATED DOMES LJ ® HOSE;81B;, GREASE INTERCEPTOR o FULL WIDTH x 36" DEEP w L i f® DRAIN TRASH ENCLOSURE z 0 LJgo F w 5'-0" 9'-0" N T r On I a LJ �� I I - -I F w J Ll f� O & a -I F L iA F ® x 3 Q -- Ll f� 0 z ' ^ — :- DSCAPE LJ v / Z T r Z Q � J o o ---------� -- z T F' - 00 W O ❑o F (E)CONCRETE L l F ," i 00 w Ll F Q L�� ❑� RETAINING o C Z LJ WALL PER W N l r L------ -------- I ___ CIVIL ENG. J L l ¢ PLANS T r J m W O Lr L, \ w 0 o � z LiJ I � � CJD SLP \ I a � O PAVERS = U FOUNTAIN � z J � \\\\ ® RETAINING WALL PER CIVIL ENG. F� PLANS QIP ,0�9 0 �TFp w a 0 tt a w U w TREE a w J O TI LE DISNEY GAZEBO z DRAWN BY Q P� JF m p DATE PAVERS 3 11-25-14 0 � SCALE _Q 1/4-4-0-' w JOB NO. LANDSCAPE 14-106 LANDSCAPE x SHEET N0. PAVERS o NORTH i —1 •3 a r a ACCESSIBLE PARKING OR SHEETS PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 w 0 U Q a N � Z O � ti �_ w � N W o � U C w 56'-8" w T W N a I 22'-3" 23'-8" 8'-2" 8'-11" 12'-1" 7'-11" w s - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 14'-7" 10'-1" 5'- " 8'-9" 14'-11" 9'-4" 3'-10" 4'-1" I F-I nlh z -FFJ❑ 1 � V) - o � N DISH w > m X r PREP i MACH ❑ m a LJ L 0 Th 84 SF ^ ® N w v - DRY STORAGE HOSE BIB TRASH a U w w d o S6ULSFRY 145 SF 58 SF W Q Y a 0O LJ L ® LE 0 3'-11 1/2" 9'-8 1/2" BAKERY DN 5'-0 1/2" 3'-0" �/ / o 1 . J L 228 SF 3'-0" 3'-3" ❑ r � 1 } a J Z On N O ti h 0 O z r 20'-0" F WALK-IN / \ \ a COOLER CLIENT APPROVAL BAR 132 SF ® 0 0 254 SF °0 1 MEN LIZ, o o DATE 0 43 SF \ M d LJ ❑ L COOKLINE F `i 200 SF / J 19'-7" / \ O F w o J L Seating Area=319 SFz L 2'-4" 4'-8" 4" 4'-8" 4" 4'-8" 2'-7"T TT TT COVERED ENTRY 15 \ / LJ FROM PARKINGSLOT 3-0" 6HALLWAY I ® 0[ w o 64 SF °O a L-I ❑ �� � I ® i 1 = 28" ORDER PICK-UP WAITRESS STATON Q LJ L 134 SF i 107 SF z — M WOMEN LOD Z cF] LLJJ U 49 SF z Z o LJ rL 1 W O 3'-10" 3'-0" 2'-6" N O L-� ❑ FEJ] ] 9'-4" Q z Q r 1 1 C' U LJ rL � 3'-2" 13'-8" 3'-2" 3'-2" 10'-10" 4'-3" 3'-9" 11'-8" ,- L — _ _ — o L � F � W O L � W � � G C' -4.2 O PF - - - - - - - - - - - Li LJ \ 14'-7" 22'-4" Q \ 1 " Boz \ 1 QUO \ U N O 0 a a IN \ I I \ 1 N O \ 1 W V Q IN I = U W \ a N \ ❑ O } I \ a \ / a \ U \ / X \ / Q / _ Z 6 \ N \ I \ N 6'-10" 15'-2" 23 5"- 10'-0" / 15'-8 z DRAWN BY \ JF \ / m DATE \ / 0 11-25-14 N SCALE Q 1/4"=1'-0" w JOB NO. < 14-106 N z SHEET N0. W U H NORTH 0 A-2.1 a } a GROUND LEVEL FLOOR PLAN BUILDING = 1,660 SF OF SHEETS PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 w 0 U a v w a (n o 0 DO w > w o � U w 3 w � N I w � a cu x I w 2 S F 1 o x 3 z w � C Z U L O C9 (p LINE OF AWNING BY PACIFIC AWNING CO. DARK BROWN TEMPERED GLASS COVER W v Y w CLEAR, LOW ecli (6 / L — 48 CEILNG JSTS w � � ® 24" O.C. o } 6x8 BEAM ^ I V STEEL POST, CLAD IN RECLAIMED WOOD MARBLE d ENTRY PURGOLA FROM COUNTERTOP I PARKING LOT w CLIENT APPROVAL ro � w I o DATE I � Q MIL 14'-7" 6"H. CONC. BASE W/STONE SURFACE w 0 w w RECLAIMED WOOD z 0 x U W O a w 2 r 3 NORTH ELEVATION ZCD o o QCD w Q Q � z o U I I � U) N N Q I f� a m Q W O w O ELEV. 288.25 Q Q o O cn w Q J V 2 �1 ¢ � C) N � W U J a O Liw N U 0 I N W w a N U w a N W SCONCE PER PLAN w SLIDING BARN DOORS TO a 0 LOCK-UP BOTTLES AFTER a HOURS MARBLE COUNTERTOP x e w STAIN GRADE WOOD CAB. DOORS W ADJ. THERMOFOIL MARBLE COUNTERTOP INTERIOR & SHELF LOCKABLEI FT -J i . . . . . . . . . . . . . . . ELEV. 263.13 - - - DRAWN BY JF DATE SIDEWALK ':. ... .... . . .:..., :. o PARKING LOT BACK BAR COOLER KEGERATOR BACK BAR COOLER 5'-0" 0 11-25-14 6"H. CONC. BASE W/STONE SURFACE 1/4"=l'-LE /4°1LE O" J Q RECLAIMED WOOD w JOB NO. 14-106 s SHEET NO. w v O } A- 4.1 a EAST ELEVATION OF SHEETS PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 z w 0 V a tt U W N N z O 0 F L Z W W o K U Lji w K 3 � � I w m � N a I w �- x \ O \ _ \ 3 \ W \ Z \ V O p \ \ o W > N z N w U — — — — — — — — — — — — — — — — — — - a U W w a 0 E:l E 1 9 Hill 11111111 114 111 HunElluHHHU HUHN MEEM W U d Q r J OPEN TO ❑❑❑❑❑❑❑❑®®®®® ®®®® ®❑❑❑❑❑❑❑❑❑❑® a FINISHED FLOORT RASH ENCL. W o DATE a 3 Q J J Q W O Z O K x V SOUTH ELEVATION a x 3 cry z Q w jM CD CD W x � z o U 1.75 1.75 1 1 n 0 ^ a w 0 w o Oz o �U I I � Z U Z W _1 U W O /r C) \� N cl� W U J a ON D O Q O z n I N iD w I U Q a 30'-0" a 0 r 0 FINISHED FLOOR — — — — — — — — — — — — — — — a IIII—III 11 PARKING LOT W o — W J W F o N o aoRnJF BY m DATE 11-25-14 o a SL 1/4=1E 0" w JOB NO. < 14-106 II IIII—IIII IIII—IIII IIII—III II—IIII IIII—IIII IIII—IIII II s SHEET N0. w U F r A-4. 2 a WEST ELEVATION SECTIONOE SHEETS 44 PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 z W p =TOTALSEATS Q a ALIGN U W L. (n z o 0 � N z j W SOILED DISHTABLE W/PRE-RINSE L inn1 ❑ S.S. S.S. ICE MACH. DISH a I❑ TABLE TABLE O 1 w REF. W/T MACH F M J L ESPRES 0 ~ ° O PREP F = N 0 84 SF ® HOSE BIB TRASH 3 SEATS ' U/C REF SCULLERY ❑ W Q w O 67 SF DRY STORAGE o L Z n J ® 145 SF ® p o J r v to O CLEAN DISHTABLE ON z o 0 g Q BAKERY o N �� N v m O 228 SF DRYING SHELF W m x z ¢ o m Q BLODGETT �� ° U w OD a W 4 w w U Y W �J Q jF _ S.S. WORKTABLE OVEN S.S. REF. FZR PTR TABLE ° //�� a o a4 SEATS a- JWALK01 -IN / o (/�BAR ` ❑❑❑ ❑ PIZZA OVENS.S. COOLER 0 254 SF 01:11:11:1 48"x33"GAS TABLE 132 SF MEN 1 ® I ` P J J L �� ] - CHEF BASE FRYER z COOKLINE 200 SF 0OTRA / 7,, SH o 1 CLIENT APPROVAL 4 SEATS U HOT BOX S S Qmf' TABLE �COVERED ENTRY FI o DATE J FROM PARK0[ ING LOT L 716 SF z_ < m = HALLWAY ® a PTR PTR P.O.S. 64 SF a ORDER PICK-UP WAITRESS STATION L Seating Area-319 SF134 o SF 107 SF w � z 319 sf /151= 22 occ. \ WOMEN l Eon 149 SF z �J L II �JFE-11 [Ell]�1 F (n z L� L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I- - - - - - - - Q z F I W 0 0 1 1 I O LL_ Q Q J ❑ 7 0 0 0 0Ila—fillQ z U �❑ ❑ , , , W - - - - - - - - - - - - - - (n c� v Li 1 1 W Qch� 44 kTS 4 SEATS E 4 SEATS 4 SEk1fY 2 SEATS 2 SEATS CL m Qf W Q ~ z V Q O Z 1 J 0:f Q LTJ 58 SEATS UNDER CANOPY Q ATS (/) DINING AREA J Q � 1,013 SF 2 SEATS 2 SEATS w ujLL- Z Q � C) P�� n 4 S TS 6 SEATS N v W O p \ El \ 4 S TS z 16 SEATS \ \ 6 SEATS / o \ W \ / a CL PAVERS \ \ 4 s TS / FOUNTAINo\ \ \ Q } J / w 4 ATS 2 SEATS \ U \ X \ / W J 0 _W F DR BY JF 7� p DATE 11-25-14 ASNOTED ATF w JOB N0. < 14-106 i SHEET N0. W NORTH A-51 EQUIPMENT/SEATING PLAN OF SHEETS PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 z w 0 N K U W U) a Z o 0 W z j W O � U w K 3 33'-0" 33'-0" x x w 3'-11 1 8'-2" 11'-5 1/2" 9'-6 1/2" 3'-10" z 9'-4" o 3'-6" F z W Z _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ � U W/H o N O p o W � M x SECURE STORAGE o U U a W Wa 105 SF z b o o Q vi a z ELEC. RM d o a 41 SF (n I I I I N CLIENT APPROVAL 15-31/2" L o 7'-11" 7'-41/2" 3'-8" o o 0 o DATE I I I I a I I I I a STORAGE J 730 SF w I I I o I I I a I I I I I I Q I I I I I � cry z Lw jM CD Io W N 1 - W m Q J Q W O :2E W 0 O L_ = z J wU w J U W CD z Qr� o N Q� W J a O 0 U a 0 U a N U w a N w O w w a O a w J U X W O Z Q W J 0 N W_ F N z DRAWN BY r JF m o DATE 11-25-14 0 SCALE 1/4"=1'-O" a JOB NO. 14-106 N s SHEET N0. F r A-2. 2 PRELIMINARY FOUNDATION PLAN BASEMENT FLOOR PLAN 950 SF O OF SHEETS 40 Y } zU m O K 7 O �❑ T STOR LOw CE CH. REF. n z r c ESPRE SISH o m F m m H 4 S HOSE BIB o o EAr to o o a v SF FSF ® Y �❑ 28 ° i1 j II N S. TA BTE ❑ B OV TABL z f1 S EA ` r ° LL! KI CO - r C 1 P 4 A 33 F S.LE I 1.8 13 ❑ m E ❑ wLo ❑ BAR AREA Q Y 573.04 SF � n 200 F w w m I J S li wCD SEATING ` o d SH S o c C �I TABL COVERED ENTRY \Evcl n = Q FROM PARKING LOT Q O DINNING AREA = 58 F-' - BA on - ❑ � � w m ❑ r �a © BAR AREA = 10 L 4 , sF MEN Q C BAR HIGH TOP TABLE SEATING = 12 r° o O � - o � o O V. I . P. SEATING = 12 cn s= O FOUNTAIN AREA SEATING = 16 0 0 r� o N U TOTAL SEATING = 108 0 4 TS 4 S S SEAT 4 S S 4 S T SEA SEA SEAS D C SC IN s 0 D I G E SEA SEA 4 S 32 .03 SF 6 EATS 4 20 EAT S T SEATS productions SQUARE FOOTAGE / ® RETAIL AREA = 2590. 5 4 KENNETH USSENKO DESIGN ® � KU PRODUCTIONS BATHROOMS = 348. 5 3633 W. MacArthur Blvd Suite 406 LA D AP G SANTA ANA, CA 92704 +1.310.994.6784 DINNING = 3257. 03 KITCHEN = 1311 . 8 sF BAR = 573 . 04 RE IL BASEMENT = 950ETA 25 5 SF LA SC IN G I� TA NORTH 0 0 L-1--- w R IL Q RE L Cn ET z Q a_ ET 0 z ET Q LLI cn ETA RE L SEATING PLAN SHEET NO. 1 OF 1 L PA2014-21 0 03-26-15 Zoning Administrator Meeting, Item 4 -cop, 10 -A LEGEND CONCRETE PAVING AGRAVEL A -A , CUT / FILL LINE q - -100- - CONTOUR (EXISTING) _100— CONTOUR (PROPOSED) °3>ad—a 2.°.S a@�e°i e°g.N-C°'N'.�—ab..qna-..�2/.p=°°1 N62rn6rn i.e°`0�5t°sn.N�"DG°P.o9�-.'d/°°1'N1�N''e 9 d''rn-—..°%`--242�\/0h/-9''N°6'63aa,6cp�?pa`7W NS°2',a\pa'p..1_°/.p,.-5 J-p.�/1/N 1°a02 6°.°n6N.,-"'.ro.OO�°`1/',-,+.p•—d'2"2':.°auN�,:..p 6,_rn6e°2�q.>�t—_.°4°^^3f/a o�tif''2—�-,�\.0.'61Q�6°°.•�.d❑2N2°0,61-°_1.°../°8_a0/.e—v8'�°e�n a'6.�/..e-n'N°,°°°cN.°—N rne�—r.a.'a.N2°N/-6.e'n°a O_>'. °@°.'+/�O.'e N..°aa.-d p'_e.°rn.G a�°,-ec-.°no sJ°.":��d`_°'°,0 i4a+.ot�-Un.\P.°c�a.�JwN`�bC?��'j,._ri3D�°-S\e\ON,.:e��8NI.°h•O:-/6N�aa9 d�r6rn 9_�'°°�:.rnr6 o°.p°'trn a a:r d'°•eiO.o°'n�C_..'-'..lv._,e^�'.>°e_'oo°Nao'ms'-o t`o ap`..,•c✓�.e"p`--.`°6PN°.rn�°IY�,�.J�"°.oII\,'6s,�°.No,Nr."rn1 e-\I`�."ti`\\ws-. /'-3�`°.e\/•n���N:,F°6°R./s/r1.tADaN°�/o��/"o/N\"`Cn'sd.Ni'm`Pe^�F/;°r�C'W\a-'y+/oC v?.\°p°.�.��/ILl`p°J�4``C}_.,N:_'C4\°+.?oe\��.,N.?iN�:QQa °.°'.IC-Sn•{\..I6°>,No,w'u4'.'>.'i'?,'s_..b�N°;"�a—cB'rnSr�.'.+4�OFa<s`.?��..y••_�__-'is'�cQ"��h..\.�-'"-\Ny 3f1N?.^-.-`.,—=rn2•.'�ocai+-O`�N�'6!^—��,•_p=2®.a=�\op°-\6_.'•-°2c.._—C�.cbI1irn ta�—'.`{{� ��om.a/-\,^6NI Fj`'_/�\/\II/'1i_�/'N/,`NS�.II•/,\C�.NN rn\S3�\rnrn.O.'•O>vp�,1�_'1Nr1N/ti,.a�-'Fy°6o po��`\. (\I;q.a(.�c•16°4p Onn r\.1PaeJ\II+N N�N Q�crnlI/ddd`CI�-°ti�IJoI11'IcIcn3/�_d'-�C7.ys'bbbS NsN/>rn QN.\B�1,Oo•:N'.I•�_.c.yticrn.1/�4I/o��N u_�-I'I1y'tia�IIOI rn nII/,,c�'cNen 4n.ti 0,rn/.+�o�/v.c QS®a°lOny O/a' rn\e�.�.'a otiPU/j�\N ec�InnI;d n s ve'o\/•(r�T wU.'nJ��T�NpOo�.pS��O�i NNN FO j V-67 -4-_' .. 01 i. A . ..... 100.0 SPOT ELEVATION (PROPOSED) �_�&" A .1 -A 9 (100.00 SPOT ELEVATION (MATCH EXISTING) =4"= PROPOSED DRAIN LINE 0 PROPOSED PLANTER/SCREEN WALL z SECTION LETTER MowUY \\�O SHEET NUMBER X F& Wl F& 4 *DS DOWNSPOUT zFF FINISH FLOOR (f) 4 0 _j FG FINISH GRADE _j FL OR FL FLOW LINE a- 4 0 PROP. INFILTRATION FS FINISH SURFACE Z TRENCH Z Z—) GFF GARAGE FINISH FLOOR INV INVERT 01� %cp P.L. OR It PROPERTY LINE 01� ov� 0, Lp '0 CURB OUTLET PA PLANTER AREA 4 V) < A, TIC TOP OF CURB VAj CID Iff TF TOP OF FOOTING LI JS TG TOP OF GRATE 0 5/ 50. f 4" — z 7) A�S - - - — — — — \ — \ TP TOP OF PILASTER n A�L - - - - - - - - - - - - - - - - - - - M k A(J'j'Al' TW TOP OF WALL N, 4" 02p L ui 7 ., L L '7­7,�j'­77-------7- 4 . _j 4V 0 0 JI. h, -A '�OA 0 4 It A V) oc" z 4 ,L'° 3 BLD, U G. . ,L4 RR E S'�T& R A Nt PA41 Qo 53.5�0 FF 2 X X (D 0 'W�YQCU��izQlo aawlid S 263.75 X X_ N A I x X x -FF7-,F,=-2-63.7-5 PA 0 8 16 w Ld 3 264.23 TC C�p SCALE: 1/8"= l'-O" 0 _A\) -A 4 CK rj rl 4 Nz L 4 Of .. .. .. .. .. .. .. .. .. 0 7' _T X 4 --- 4 00 uj A co�l) -A ro < 4. lie, Lp LA JF C IL A L'i Of L a- IN L . 'L , _ j 4 4 Lc PR R WALL 1po_ OP. 4 4 4 7� LO L G. 4 I- 4 F7 F7 F7 2 C4 4 C-4 A7.1 . f- .. .: 1 4 4 C3. .\) .. .0�,_ 4, - I .� ,.7 - ..1 4 1 .: . I . 'l? :\.t , . Jl /,I- cp 4 4.' 4 c 4 .4?17 . . . - SCOPE OF WORK U CONSTRUCTION OF NEW RESTAURANT BUILDING, OUTDOOR DINING SEATING Gj IT c- 1p 4 c k3 R 7 fr T C,:\ 4 � AREA, AND OUTDOOR RETAIL DISPLAY AREA. 4 4 R 4 'C�p 94 1 N(;1p 00 L /4 c rl 51 vo�_p g? 6cp-cr CIR 4 N3 4 , VL ' I I A c Cb Cb C> 13= 4 0 N, 'N '7 4 DEVELOPMENT STATISTICS Gj .. . . \. . - . % .7 EnA, IN .4. r3 < 4 4 Is-,G;, 4 N .,Ii�� N 11,100 S.F. X: .. W DISTURBED AREA 0.255 ACI V) LLI IMPERVIOUS AREA :e V) In fN-,p Is 1;_wb 'r- 7�- 7t- g, 'N 311 A 4 4 4cp 4S - 4 ° ° 4 . I I . ... ., .. . . �s <1 S PRE-PROJECT 5,240 S.F. 4 4- 10 . 4 0 4, NEW OR REPLACEMENT 7,E a & , (n pj Y' PA `Q POST-P ?OJECT 7,938 S.F. 26Y5 ),-"5 bl;XY I 10D. i-1.25: 'k 7 r6_ 4 . 4\ ZbN I . ----------------- INCREASE (DECREASE) +2,698 S.F. > IL .YO :2N < Is 40, 4 L 4 4 0 4 • .,.p iC ,cp 4 IN 4_ ko 4 /0 LLJ 4 Qln N14 19�1 .4 4 0 4 cJ PRELIMINARY EARTHWORK ESTIMATE 0 4& F, ;�g EARTHWORK CUT FILL u 4;� �A. 4 0 4 u 4 CID 263:55e° . 44 `4 7�, 4 -A L EXCAVATION 400 CY 6.11 4 4 CO. 0, L 4 CID 0, . t, 4. j 0 7.4 4 4 26 ?68,0 . 4 C) EMBANKMENT 120 CY 4 L& C� CID 0 OVEREXCAVATION/RECOMPACTION 100 CY 100 CY -co or3 4 4 W.:, 4 5... EXPORT 280 CY 01�1 !19+ - 4 L4 0 V) c4134 wK 4 bOQv 1 41 TOTAL 500 CY 500 CY (51 tl> 4 1 5� 0 7P 4 z 4 LIA S PA 4 3. 2 10 rzi . 2 \- 4 1�1. .4 L 0 6 A V) P 4 01Z31 Lp Ic PA > s, . 4 LA 4 L& ,�4 C) 0 0 1 , O'� 4 0 4 0, 01 4 A T) 5A------ 4 col 4 0 cqt IQ 1 4 . 0\� .0� . / "k, L& 4 1-10 26 4�- cp 4 sc> zo 4 6 4 L 4 rwx 4 4 V& 'CIP51 4 4, (5) 4 4 cl, 4 4 IS 4 c&ul 4 u V� L NO C14 ,V01/4 01 CID V� t, 4. r- co ­03� . . It, 14 NZ� . 41 L C11 4 4 Ly\ 15, [14 Lf) -4 x 4 4 4 I- � / 4. 1:2; ,4 1 4 A & _! 00 i�p 4 '10 Is .4 CID �(pjl L 4 00 \\4 3: ItP4 /4 .4 4 0 cp .6� ov� 4 '4 4 0) > L& (51 4 1, 4 4 t� Loll .4 c:) / . Na� . . . . .4 4 • .4I� Lp L 4 4 If .. 4 4 64 4 L 0) 0 4 4�' N4 i 4 E IS 4 ov'\ (:� 1 'cD 01� t4 L 4, Vul r� 4 =0-—0—_0==0= x 4 10 & . N� . 4L. _j 4 cp LIP P1 4 L 'Sl� .4 .06 w L� 00 CID 4 11) r, 41 L 4 L0 4 - cp 4 PROP. DRAIN 4 0 4 0" 4 0\�3\ I 4 4 4 4 4 Cb OUfCET eSPREADER 4 4 tp 4 N 4. 4 4 cp 4 (t. 0,� & ' V) - 0c) -2 > L 4 0 L0 0 Z3 4 1� Ira- 4 (D 00 0 1� 4 1 ID I C) 4 4 4 4 4 . 4 L 11;p 4 4 4 . I . L. 0, 4. Co. 4 & 4 4 CID 4. > 4 N4 & ov 4 : 0) 3: i&& LA 4""l 4 `�l 4 z: 4 4 4. 4 1, M�ll Ld 4. V& 4 IN kl.\ Cb . . .. . ..6. . .. . . .. .. . . .. .. ... .. .. .. . .. .. .. ... 4" 00 0) 00 N) tp cp U\ 0) 10 Ln ca CPO 0 vl�& .4 c Un > x ov� 130 Cl:l ---- CID 4 n 7�1& V,3 :z 0 01 va F. L& 01 `.p 0\ -A °0// 'ZF N01 ov� 01� lzll co J) ov 0 CID r3l\ 011 0 0 i Crrn I cp SHEET C-01 CID OF IN lk- CirCirJOB NO. IN 1_� 15388 PA2014-210 03-26-15 Zoning Administrator Meeting, Item 4 IN 2ypBr' ZhA55 • 2546 .0ABa <.a yAq 2546 1 ZyA• •2546 °, qp�h�• 2h^$ XZy41 X 2h"q X .x < :Zha50 _. 2 hA" 2 6 1 1p 253525 zyy26�5�351 2 � 254.7 eeQ SCALE: 1"=10' 000 yA 1G• 1�0�° ° • . . jb •,° : : a°a. 5y 2 2565 2ya� ?ho,.2h X501 • h os.a 1 ;2y1• ° •a a .. ..' ° 2.•. x ° hey N x a Existing buiidig a T5y p w 1 1 p2�15 \ ° a I 1R %b 5522 y e .25526 R� 2hh 2�y6 fo Q Q 54.9 iy5 2 9 n/ Of Of Z 6p' LL °• / �2h �3x ` 'a.25`?2g1, ,<25h 2556 2h x'. sRyh, ° gh 5° 9 x yy. 2 1 N LL q2 \a 4 o ° . . . . x;: yp0 `aJh�. WOO J •' .x 2 256 30 604510.4310. ry�O 42 12551 $�5 hti0 5>6 CoO �r5y hti0 1titi �ti� �� 2hy a° •' .h 04. ° . 2h 255.0 2556 h�R; • Sign 2y6�' (�, J_Q V° vrhO�p� 5541° 2551 .7 Zyhq 2h • ° 62551 hy9 2`x°6 v U foo• S• .: 2 4 h' Z by 0 ^) 7 hh'•° 0� 25 256 a • 5 25 .87, .. . .°. (p p ° ' SR • x ° • ° 9 �h0 d6,. . . .q ��in �' . . .° . .a . .. :< ...�� yh 6 6A 1• D a557� a < ° .. =254?06a 11:D :.< ° . 5 : °. a h.•; \. .`° a 2h ' 2hr0' //�� 1 20 26p. x ' 1q' 21" 520. x y1h 3" �y y1• 25755" ° LL 2606 60' x 255.18 hh•. .: a' hh. . °.< . ..5 Q 2 h1' •.5y\ 2 \.xv Zy1. . Z ,.• Q. ...< . . `\ Zhy Q O J �2 2 25 . •256. 2 . 2. y5• . ? 5 ° 6 ., x .,11 . 256.6 A2 m V 2�7 2554 r r 553 53 pq 2 2 7G=258.8 565 TG= Z7 a. 2y ° 251 26 • 2 02 \ 1 rLLn Z 2 orc ° 0 TG 2 251; 65.56 Deck rain 4 ,.° y •256 \ ? V Q Q q31• . 25x1 ° 25937' 1q ti 2h 258.67 ( 0\0 Ole o R 59' x 2594 �1\ 56.5 2 \ O N O ht O ° 2598J. 256' x ° �' 6p• 2�_ �1 258.8 stairs y 2 ° ^^ 2�1q 2 2 1p x . "26(110. R� 25` 3 h� _ _ �25g0 - - °. - _ - \ \ �2A 21 I..L O 61.03 259.69 ° 'x yq.2 ' '"� 6i �' / 2 2y.: ,. 255.9 2`01 Zcf01 0 505 q90 r��°i h . 2 261.3 6D86 hh x° O 2 1• ' 2 h . h�' '. _ ..gi�pp _ ° ` o• \ O N U ° 1A< 594 59 Zfow 7G-26.1.1 '. . °TG-2 x.20 . .A .q 64 610x0 / 26 2586 , 260• 26� yq° %I,. 126. . 3" .seainka . 3. 2 26p1 $ o q,• .. 256' 256.5 2559 2 / 603610 2� 212• . .z5 ,�•� \26 Zhu^.. . .. 3 y�� 2h� 6 25x6 y ° fop' 262.2 (�RDy G 260.97/ \` 21 566 2 255' 255 ry 2 2 r 11 � 2 �X 2621 a. 2633 2636 \ �\ \ \ R o 6 �. 960 0 2`�°y 60$1 41 26 / o p° �` \ 2yfnh N 612q \? a. . 2fo0' /3 626 • 6y8L63 0 \ 3 • I Z 2a 26 251 ° .. W 2 '.$ 0 / 2633 ti 263 I 1 0 0 \ / / x I 263 2634 .2p0�11 386q: 2A 2633 \ I 0° . 'I I Q' ry / / 26126 611 / 26 2631• a..° 26382 2 30 0 N �• 33 xj x 263' 63' R� ' 'x • ' I 10• p. 3 263• 26 <: . . 6 I Q-' 26ti�� 65131 \ x ' / 636 x°f°f0 w 263.3 2 2� Z 263 I I / v Oa 511 I 0 2611 13 ?61 u�\gt x 2a` ' Ory� fo31 2633 32 A °66 0 k I / b x 2 26 N 2. 63' 06 q 691E yp1 p. 26 0 261 . -c-'RI 262 1 N 1 ry 263. 6 . . 2 (o31p0 262 I I I x ° o 261 26 1 G Y ° 262.89 262 262 ry yq . 2 tig0 < °., . I I w x x a a : 2226 3 Dren 01 2 263.0 q 6 a.. ° Gh 263 R 260 I 2y • 13 I °;L 262 5 262' �p 6,53 32 I I ° 'a. ° 2h I 2552 x ry / 262. 11 0 2 y 26 < 2 Y 26 ' I a 26 G II�-621 y 26215..6 262 263• a ky n�° 63.2a 32 26 Z I 262j 26I)6TC 6 / 62631• t" 262 2622 626 .,��.,3Aa .'� 16 � 'A ,' r� I _ ce�6112 / / 2 I 0.3 G 2fn�0 262p 2k 2 °. o �2�. . III,III / I �5 tih1b • 00 x / ry j3 Of 26 262. 3h 263�b,' 2 1 p 2 / 2626j 6 / o ryCpq Ery ° 620 26 3' ° x °•. 2 1 h ry y�fuG o 26232 261811q�G=263.25 6�; 5 2 0 • ' Lo °. 2y I yhhde d 6 . . OSP . • 26.3 6• 1R 262 i q 3� Zfo3' 251`I .251,fox 1 a = a D / 2 / / h5• hg- o o v ¢ 0 4 6q6 10' 63.01 26308 6 3 �� 20 2/ .. ,. ry� I 2. h5' b q 262. 321 _ � N 3 � �ry'� 12 620 26 N ' .•°�a�< '°. I,�y3Q 262 2 q6 2 $ 26 Got ��0 �N h 0 • h2 /i/ / 51�0 . . : I 2 . q0 a u� 2621262. 262• 262 2 2 a, 2< . . 1.13 257.8 I ° .255' r11 Z 26. c 6.2 ,j,'.5 j263.1 � .. . 1 ,262•p . 6�pR26,�., y2 621 62.6 263' ° a �� / / 25 2 . 2h '° 2yq:1 .�'' , - 2506 � o p 227 63• I $ . : 2s. 62: 2 2 Q / 258. y ;A . - Z9g w w w w 1 262p 26 RO �` a "., 5qh q w w w 2 p 9 2. 6 3 2 3A/ / s A o h 5 ¢ ¢ O 26 6 / ° 3 TG=262. Qo3 62 Q2 2� 6 6 26 / 3 2h 6 551\ x258 6 q 2 25 ' I N N 2 3. 9• 1 1 h h5. of p 26 X636 x . 2. .X636,< 2632 3' Drain 2636 265' Gop Pam 2 / 2 . e 2 g2 2 0 _ > o N o 1 3" 263 < x.. y1° . y5. �� . 4 62. ti °: . x.. 632 '3p1 3' 3 \ 60. 2 2 b 'v. 4 x 26 co to'62 / a.Z6yrg1.x 3 2x03 �b3G2.99 Zsu 2 3 341 yq1 a exg Gazebo 90 42 x 263. O 0 I 6 ' 64. a. w • .'. . ° 26355x:'263 L6 ' / 61 2 �s63Ap y\ety x'.. °. ,• 263:55x263.5 a� 263.6.2° .�?° 35 6 2 yq5 \, .° ° x• 43, " .° .a 5�4 263` 2639 s ?6 263 2635 a'., x x. �° '• Poll', q1 0 ° 2 S a 345 < ° x. 2634 263. 2631 263b q v ? a 311 0 62j6 6 61 26302 f I ..a . .26. :. 269511_ / •<< 2 2 h5A h;1y . ° . I ¢ •6 263' 1 6 / 0 �/f 0 I ° �.263T0. .. 631 262 2611 ,x. e. • °2 65 21 x'. h°" . . � x. ° .. 258in• I a qy 3• 63.211 262• / / ep y�f t6 26362..?° �. 26 2 ry 79b d.. / o 0 I ° x < x..: 4 • :x .° v '!p" 2640 I x a < .261 2605 �0 2589 ry� ^ .. . x. 0a.° .a .. •°: . I 25821 ^ • x x' 'G" ° x�0A3 m V 4 LEGEND A v e<. x fD���' 2 O 635 1a 25x1 7' - - - - PROPERTY LINE 2635e T °O� 26302 •°3 263.6Z�2q 2636,a m '. • /. ° ° 2< .\ 9 .. ryh0 26 ° _x_x FENCE y5 2 �9 3 �. a a 426 •.. Zr,3• �ry 631 � ' Z<•. p; i. " . 'x • ° , . • .hq 514. x . • • 2 ry 63'AO ? .'.x�. . ' A3 . .. .. 0°`.. 263• 616 h Zy52 5x5'1 CONCRETE SURFACE Alp 3q ? 26361 / / 26 •0.1If .. . . x �. . <' , ',°.. y8q Z,.` . MASONRY WALL 2�1 2636810' . .x p1.� / <1i64�r$ . . •a . ° a. °4 . •° o26g0 . < ° 640 31 a 2 e ZyoO �• 2x05 46p +I 16x' .. .a 2 26 256• d. ZZ!/T- WOOD WALL :.•x rc 2 °°.26° °a 1 x V. 5x94, z ROCK WALL / t 2 , a ��" 640j 263 r �b 1p• �pY a• . /�" - FF FINISHED FLOOR _ ? - - �T 'S; 6 . 26455 / 126463 p :, 4 ,e .x a• 5851p• :. 1R .' x: ,. . . 2551 ° a° 640 x` 2645 26 T,C 1q 11... � 9 . fo ®2 . •.: (�D• . ' ' ' . V. FS FINISHED SURFACE ? 41 4 p 4Gb 64.06 ' ArO. x 265 11' x ° I - 2 0 0, c 0 :°R . 1. FS x ° 265' 3q 265 'e �.�..• . . . 4 :. 6x1 ° 2h 2552 6 h 465;2663 26� ° 26`b1p• 6545112 a' 1h' R51 86 2`�A \ 1 a 2588 > TG TOP OF GRATE a. Q., Syr - - - 4 p 2615 0 a 2631 6 '264 2 2646 2 . 2 •2 y� , yg.. � w 6 6h. 2 y 266.0 266.7 265.9 ° 265.9 yQ: x. INV INVERT OF PIPE 6� 640 3p• 21 266.0 6� ° qA ° x 'o Rg 1p 264 2610• 2j 31�. 265965 T.W. 267.05 667 ��.p 2661 6 .63 T. 4 \8.< � q 2y \ �$• ° .�<i I TC TOP OF CURB 6A• 2 ° x p•. 69 \ . �' f\8 YTS 0 1 "L''. x : ° 250 1 EP EDGE OF PAVEMENT 2641 A. 264k / 410 2651 2669 2611(nq \ iJ 6 0 �,� 6139L x 53 266 , x ah 2 26 / O1. 619 x .O5 Sign x h ? °. f TW TOP OF WALL ?64 26° ° 22� DR x 2 2 261. p1• '•. 'x 267.3q�� `.. a 2 N yq6 ! I I q/C00 FOUND MONUMENT qg 4 2 80 �' <�1A v 26150 e9ha11 m. ' 0 26422 26 6 \ 2631 268.26 ' . . x 01 267,88 67 ...°.\. V. ^• 261:95. 252°554 2ya2�( 2556 Zy�6�: I 0� 0 e° SURVEY CONTROL POINT \ 26465 O ° . •2fP5 d�68 '„ A 1�•, . � �11° 5947° ;•.Z�Bkh e:� .< x 15 266.0$ ° x . 25� ..? 55.60 A a •° a 4 od ° ° N L 6 10. I I I 2�•. 2.° v .. N v 5o1O •x • \ °:255 < rn N 64'26k•ZrOb55 261 ° 9 w N 2 .5a6p . • ? '�' • . °'. ,.x 100 26456 2 6501652 .4 I ? a° •�... a a\ . . a x °. : / >v 00 / 2650 ❑ 2 \ 264 ° I • te6?6 11 21 x °. \v�•:x 31 G y • 'a2 . I I I I a,. I :2f° 2651 26416 I 26goq°. 26162.e ... �6d.72 N.. N. N. ° < x87 • °' go 26 :'BS ZySQ Q. °.. yg13 v 0) 2 ° gq oP�•.. c x. .. °. 2�� <9 a�� 6��q. x J x 2 I i21. . $ ... 265 .� 26g.Qx' ,. . , 2615'. `' N x - ry2548 2 q 2 2ajq:01. <a. I W p Li • 522 z o 1p 1p 1p •'•'x. I li x x a 1 a a ' �gp5a ' I 2h N c0 26y2q 2�� 265 265 h3 6y 64�030h 1 p ?sQ6 26440 264.5 I II ° . ��uf0 I ° ° x. x. .1 ry \ 5 <• �,. 2 a , °• I L ao 31 2 265 64�q I Z y 1 °' ..26 ... N 32 2yq h o a e 1 0000 265• 1p 2 I yh ° 6 ' d 65p u 6 ' q 2h�5 1 c O 6h161p 2652 1p 2645 64 h51264op I / I 2 •° x 4a 267 . ^ N q 262 2fo0� 1`� 2585 23 °v. L j Z rn 2 Z6A� ' / 12650 6 a. a�.. .a4 2610 0 1651 631\ 25863 "° jyq ° w 1 2a 4 261 a • 261 k�266 2 1 0) I i�i 2/ 261 26162 261 y Q BENCHMARK NOTE: I / OCSBM 3S-45-99 ELEV=251.761 50' 2rO NAVD88 DATUM, 2011 ADJ. EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. SHEEP 1 OF 1 Viktor P. Meum LS 8682 JOB NO. 15388 �9