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HomeMy WebLinkAbout3.0 - Wasa Sushi Restaurant Expansion and Bluffs Shopping Center Parking Waiver - PA2015-140 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 3, 2015 Meeting Agenda Item No. 3 SUBJECT: Bluffs Shopping Center Parking Waiver (PA2015-140) Conditional Use Permit No. UP2015-034 Wasa Sushi Restaurant Expansion (PA2015-140) • Conditional Use Permit No. UP2015-035 APPLICANTS: The Irvine Company (Bluffs) and Bronnie Lee (Wasa Sushi) PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov PROJECT SUMMARY The proposed project consists of two conditional use permit requests. First, the applicant proposes a conditional use permit to approve an off-street parking modification for the Bluffs Shopping Center to reduce the required number of parking spaces by 1 (one) space resulting in a 477 space parking requirement where the zoning regulations require 478 spaces. The second request is a conditional use permit to amend Use Permit No. UP2003-018 to expand an existing 1,574 square foot eating and drinking establishment into an adjacent 2,024 square foot tenant space for a combined floor area of 3,590 square feet. The expansion includes an upgrade from a Type 41 ABC License (On-Sale Beer and Wine) to a Type 47 ABC License (On-Sale General). The request also includes approval of a conditional use permit to approve an off-street parking modification to reduce the required number of parking spaces by 24 spaces and approve a parking management plan. If approved, UP2015-034 would supersede UP2003-018. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-034 (Bluffs Parking Waiver) subject to the conditions of approval provided in the draft resolution (Attachment No. PC 1); and 3) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-035 (Wasa Sushi Expansion) subject to the conditions of approval provided in the draft resolution (Attachment No. PC 2). 1 V� QP �P Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 2 VICINITY MAP F O Subject Property *g BRMgyE M_oIo GENERAL PLAN ZONING LOCATION GENERAL PLAN F ZONING CURRENT USE ONSITE CG General Commercial CG Commercial General Retail,Service and, Restaurants NORTH N/A N/A MacArthur Boulevard and State Highway 73 OS (Open Space), PR(Parks PC (Planned Community)— Parks,Open Space and Multi-family SOUTH and Recreation), RM Parks Open Space and Residential (Multiple-Unit Residential Residential EAST IF OS(Open Space), PC (Plann e d Community) Open Space CG (General Commercial) PCitd Community)( nta General Commercial and Multi-Family WEST and RM (Multiple-Unit Residential) Commercial and Residential Residential 3 Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 3 INTRODUCTION Project Setting The Bluffs shopping center is located at the corner of MacArthur Boulevard and Bison Avenue. The Bluffs shopping center was approved by the Planning Commission in 2001 and construction was completed in 2003. The center is comprised of three separate buildings with an approximate total gross floor area of 51,000 square. The center contains a mix of retail, service and restaurant uses. Wasa Sushi is located within the shopping center. Portions of the surface parking lot were recently reconfigured and there are a total of 477 spaces. The shopping center is bounded by MacArthur Boulevard, Bison Avenue and State Highway 73. The closest residential uses are located across MacArthur Boulevard to the west and Bison Avenue to the south. Background —Wasa Sushi The Bonita Canyon Planned Community regulations require review and approval of a use permit by the Planning Commission for eating and drinking establishments. However, Use Permit No. UP2002-0020 (and a subsequent amendment) approved by the Planning Commission in 2003 granted the Community Development Director authority to approve up to ten (10) individual "fast food" restaurant use permits within the shopping center. The Director is authorized to approve restaurants with beer and wine sales however, restaurants with a bar or requesting full liquor licenses are required to obtain Planning Commission approval. Use Permit No. UP2003-018 for Wasa Sushi (Attachment No. PC 3), was subsequently approved by the Planning Director in June, 2003 and included beer and wine sales. The adjoining tenant space, where the expansion is proposed, has been occupied by a variety of retail and service uses none of which have required discretionary approval. Project Description Shopping Center Parking Waiver The applicant (The Irvine Company) proposes a conditional use permit to approve an off- street parking modification to reduce the required number of parking spaces by 1 (one) space resulting in a 477 space parking requirement where 478 are required. The Bluffs (Site Plan Review No. 2001-001) was originally approved by the Planning Commission on July 19, 2001 and included 467 parking spaces. Various parking lot modifications and re- striping have resulted in a current design that includes 477 parking spaces. Despite the recent 10 parking space addition, the center is deficit one space. Conditional Use Permit (CUP) approval would resolve the existing parking deficiency. 4 Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 4 Restaurant Expansion The applicant (Wasa Sushi) requests a Conditional Use Permit to remodel and expand the existing restaurant. The existing restaurant is 1,547 square and comprised of a dining room with sushi bar, kitchen, restrooms and office. The proposed expansion area is 2,024 square feet and includes a new dining room area, bar, and four teppenyaki grills. The applicant also requests approval to upgrade their Type 41 ABC license (On- Sale Beer and Wine) to a Type 47 ABC license (On-Sale General). The restaurant is currently classified as a "fast food restaurant' for the purpose of determining required parking. The addition of the expanded dining room, bar and upgraded alcohol license re-classify it to a "restaurant'. The result is a parking deficit of 24 spaces. DISCUSSION Consistency with General Plan and Planned Community District The site is designated CG (General Commercial) by the General Plan Land Use Element, and is located within the commercial designated area of the Bonita Canyon Planned Community Zoning District. These designations are intended to provide for areas appropriate for a wide variety of commercial activities to serve local or regional needs. Restaurants are allowed by these land use designations and are complementary to the surrounding commercial and residential uses. The proposed project requires a conditional use permit to expand the dining room, add a bar, upgrade the ABC license and authorize a parking waiver and parking management program. Operational Characteristics and Parking Requirements Existing Proposed Square Footage 1,574 square feet 3,590 square feet Dining Room:24 Dining Room:52 Seats Sushi Bar: 16 Sushi Bar: 16 Bar:None Bar: 10 Teppenyaki Grill: None Teppenyaki Grills:32 Total:40 Total: 110 Daily: Daily: Hours of Operation 10:00 a.m.—10:00 p.m. 10:00 a.m.-10:00 p.m.(existing area) 4:00 .m.-10:00 p.m.(expansion area ABC License Type 41—Beer and Wine Type 47—Full Liquor Wasa Sushi: Parking Rate and Required Spaces 1 space per 100 square feet 1 space per 75 square(Lunch Hours 10ann 4pm) 16 spaces 21 spaces Retail Space: 1 space per 250 square feet 1 space per 75 square feet(Evening Hours 4pm- 8 spaces 10pm) Total:24 spaces Total:48 spaces Parking Spaces Waived None 24 spaces for restaurant expansion 1 space for existing development .rJ Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 5 Modification of Required Parking - Parking Waiver Parking Background The required and allocated parking for the existing restaurant and retail space is 24 spaces combined. The existing restaurant is parked at the "fast food' rate of 1 space per 100 square feet of gross floor area (1/100). The required parking for the expanded restaurant, including the change to the "restaurant" rate of 1 space per 75 square feet of gross floor area (1/75), is 48 spaces. Since only the existing restaurant area (1,574 square feet) will be open prior to 4:00 pm. there is a surplus of required parking during the lunch hours. There is a deficit of 24 parking spaces when the restaurant would open at 4:00 p.m. Based on the existing uses, there is parking space deficit of one space at the center, therefore the combined parking waiver request is for 25 spaces. Staff believes this one space deficit is a result of a past miscalculation of outdoor dining, tenant square footage, or the addition of larger accessible parking spaces resulting in a net loss of spaces. A detailed table showing required parking by tenant for the existing uses and another table showing required parking with the proposed restaurant expansion is provided in Attachment No. PC 4. Parking Study and Parking Management The parking lot currently provides 477 parking spaces to serve the tenants and shared outdoor dining areas. All spaces are first come first serve with the exception of 99 valet parking spaces provided as requirement of the Wildfish CUP (UP2005-008). Valet service is provided Thursday, Friday and Saturday 5:00 p.m. until 10:00 p.m. Although intended to serve Wildfish, the valet is operated by The Irvine Company and patrons of other establishments are able to valet park as well. Due to the proposed business hours of the new dining area, there would be a 2 space surplus of parking during the lunch hours and a 25 space deficit during the evening hours. To justify the requested waivers, the applicant conducted a parking count analysis to determine actual parking demand. They also provided business hours of all shopping center tenants to demonstrate that the parking requirement decreased at 8:00 p.m. when several businesses closed. A copy of the valet plan was also provided. All those documents are included in Attachment No. PC 5. As a point of clarification, the parking counts were done prior to the recent completion of a parking lot upgrade that increased the parking from 467 spaces to 477 spaces so, the numbers and percentage in the analysis are based on 467 parking spaces. Parking Count Findings The parking count analysis included counts between 4:00 p.m. and 8:00 p.m. on Thursday, Friday and Saturday evenings. The study found the highest occupancy 0 Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 6 occurred during the 7:00 p.m. hour on Thursday when the lot was 85 percent occupied (396 of 467 spaces). The other two evenings also peaked at the 7:00 p.m. hour but several more spaces were available. When adding the additional 10 spaces provided by the recent re-design, it is presumed 81 spaces would be available at the busiest time during the evening hours. Parking Requirement after 8:00 p.m. The applicant also provided a list of business hours for the existing tenants. The listing indicates that six tenants currently close by 8:00 p.m. (combined 42 parking space requirement) and two more close more close by 9:00 p.m. (combined 15 space requirement). The result is parking allocated for the closed businesses would cover the 25 parking space deficiency after those hours. Based on the parking counts provided, the parking analysis presumes adequate spaces are expected to be available to cover the 25 space waiver. Additionally, the 8:00 p.m. and 9:00 p.m. closing hour of several businesses reduce both the actual parking demand and parking requirement after those times. Conditional Use Permit Findings The request to reduce the number of required parking spaces, the requested floor area expansion, upgrade to a Type 47 (On-Sale General)ABC license and addition of a bar are considered substantial changes in operation that require an amendment to the existing conditional use permit. Additionally, the requested reduction of 25 combined parking spaces require approval of a conditional use permit. Pursuant to Section 20.52.020.E (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 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; 3. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. 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;and 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 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. Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 7 Staff believes sufficient facts exist in support of each finding. The restaurant operation is defined as an Eating and Drinking Establishment, Food Service, No Late Hours use with alcoholic beverage service and is consistent with the purpose and intent of the General Commercial (CG) General Plan land use designation and Bonita Canyon Planned Community. The CG designation is intended to provide for areas appropriate for a variety of commercial activities to serve local or regional needs. Food Service uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. The upgrade to a full liquor ABC license is consistent with restaurants with similar operating characteristics. The 10:00 p.m. closing hour further indicates the restaurant will not morph into a late night bar or lounge. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. Additionally, staff believes the findings can be made for approval of the reduction of required parking for both requests. The restaurant expansion will result in a decrease of required parking during the lunch hour and actual parking demand may also go down since an existing retail space, typically open during lunch hours, will now be occupied by the closed portion of the restaurant. In the evening, the parking count analysis provided by the applicant indicates that at the busiest time 81 parking spaces are available which is more than the combined 25 parking space waiver request. When adding in the additional parking provided after 8:00 p.m., when several of the retail and service businesses close, staff believes adequate parking will be available for shopping center patrons during the 4:00 p.m. to 10:00 pm. business hours of the expanded restaurant area. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny one or both of the application requests (Attachment No. PC 2). Environmental Review The project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves interior alterations of an existing structure. 8 Wasa Sushi CUP and Bluffs Parking Waiver December 3, 2015 Page 8 If denied, projects which a public agency rejects or disapproves are not subject to the California Environmental Quality Act ("CEQA") review, pursuant to Section 15270 of the CEQA Guidelines. 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 meeting, 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. Prepared and submitted by: Gregg Rdiryfirez Senior Planner ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions (Shopping Center Parking Waiver) PC 2 Draft Resolution for Approval with Findings and Conditions (Wasa Sushi Expansion and Parking Waiver) PC 3 Draft Resolutions for Denial PC 4 Wasa Sushi Use Permit (UP2003-018) PC 5 Existing and Proposed Parking Calculations PC 6 Parking Analysis, Valet Plan and Tenant Business Hours PC 7 Police Department Memorandum PC 8 Project Plans 9 V� QP �P 20 Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions (Shopping Center Parking Waiver) 11 V� QP �P 2� RESOLUTION NO. ### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2015-034 TO REDUCE REQUIRED PARKING AT THE BLUFFS SHOPPING CENTER (PA2015-140) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by The Irvine Company with respect to property located at 1302- 1380 Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001-040. The applicant requests approval of a conditional use permit. 2. The applicant proposes a conditional use permit to approve an off-street parking modification to reduce the required number of parking spaces by 1 (one) space resulting in a 477 space parking requirement where 478 are required. 3. The Bluffs Shopping Center (Site Plan Review No. 2001-001) was originally approved by the Planning Commission on July 19, 2001 and included 467 parking spaces. Various parking lot modifications and re-striping have resulted in a current design that includes 477 parking spaces. 4. The subject property is located within the Bonita Canyon Planned Community Zoning District and the General Plan Land Use Element category is CG (General Commercial). 5. The subject property is not located within the coastal zone. 6. A public hearing was held on December 3, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). 2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project does not involve any alterations or construction. Therefore, the project qualifies for a categorical exemption under Class 1. 13 Planning Commission Resolution No. Ott Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the Planning Commission must approve a conditional use permit to reduce the number of required parking spaces. The following findings and facts in support of such findings are set forth: Findinq: A. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1. The Bluffs shopping center and parking lot are located within the General Commercial (CG) land use designation. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The shopping center is developed with a variety of retail, service and restaurant uses that are consistent with the CG designation. 2. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of convenient parking is available throughout the City. Analysis provided by the applicant demonstrates that an adequate supply of parking is provided based upon the shared use of parking within the Bluffs Shopping Center. 3. The project site is not located within 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 parking lot was designed and developed in accordance with City requirements. 2. Based on existing parking counts which reflect actual operations of the on-site uses and earlier closing hours of some tenants, on-site parking is adequate to meet the needs of the shopping center at full occupancy. 3. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 10-02-2015 1-� Planning Commission Resolution No. #f### Page 3 of 7 Facts in Support of Finding: 1. The shopping center and parking have been design and developed in accordance with all applicable standards and regulations. 2. The shopping center and parking lot were designed and developed to accommodate a variety of retail, restaurant and service uses. No residential or other sensitive land uses are located directly adjacent to the shopping center therefore, impacts on other uses is not anticipated. 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 parking lot is located within an existing multi-tenant retail and service commercial development and provides off-street parking for a variety of commercial uses. 2. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 3. The shopping center is developed with 477 parking spaces. The parking analysis conducted for this project found that the peak demand occurred on a Thursday at 7:00 p.m. when 396 spaces were occupied leaving 81 spaces available, which is greater than the 1 (one) parking space waiver. 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, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The reduction of the parking requirement by 1(one) space will not effectively change the use or design of the parking lot. The shopping center and parking lot will continue to serve the surrounding community and is not detrimental to the harmonious and orderly growth of the City. Nor would approval of the project 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. 10-02-2015 15 Planning Commission Resolution No. Ott Page 4 of 7 2. The owner is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the parking lot, adjacent properties, or surrounding public areas and sidewalks during business hours. In accordance with NBMC Section 20.40.110(B) (Reduction of Off-Street Parking), off-street parking requirements may be reduced with approval of a conditional use permit in compliance with the following conditions: Condition: A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on- street parking available, greater than normal walk in trade, mixed-use development); Facts in Support of Meeting Condition: 1. The applicant provided a parking analysis that counted available parking spaces on Thursday, Friday and Saturday afternoons and evenings when parking demand for the shopping center is highest. At full occupancy of the shopping center, 478 spaces are required, causing a deficiency of 1 (one) space. Existing parking counts reflect that at the evening peak (Thursday between 7:00 p.m. and 8:00 p.m.) 81 parking spaces are vacant. More spaces are available during the afternoons and Friday and Saturday evening. Therefore, actual parking demand for entire shopping center is less than parking requirement. Condition B. A Parking Management Plan shall be prepared (in compliance with subsection C.) Facts in Support of Meeting Condition: 1. The ongoing use of valet parking for Wildfish and making the valet available to customers of other tenants when spaces are available will help ensure maximum efficiency of parking lot use during the evening hours. 2. The valet plan and staggered business hours of the shopping center tenants effectively create a parking management plan that will ensure adequate parking is available. 10-02-2015 10 Planning Commission Resolution No. #### Page 5 of 7 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2015-034 (PA2015-140), 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 is adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 3rd DAY OF DECEMBER, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 27 Planning Commission Resolution No. #### Page 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Conditional Use Permit No. UP2015-034 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach 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 Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 7. 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. 8. The applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 9. 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 10-02-2015 18 Planning Commission Resolution No. #### Page 7 of 7 every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Bluffs Shopping Center Parking Waiver including, but not limited to, Conditional Use Permit No. UP2015-034. 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. 10-02-2015 29 V� QP �P �o Attachment No. PC 2 Draft Resolution for Approval with Findings and Conditions (Wass Sushi Expansion and Parking Waiver) 21 V� QP �P RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2015-035 TO EXPAND AN EXISTING EATING AND DRINKING ESTABLISHMENT, UPGRADE TO A TYPE 47 ALCOHOL LICENSE LOCATED AT 1344 AND 1346 BISON AVENUE AND REDUCTION OF REQUIRED PARKING (PA2015- 140) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bronnie Lee representing Wasa Sushi located at 1344-1346 Bison Avenue and The Irvine Company with respect to property located at 1302-1380 Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001-040. The applicant requests approval of a conditional use permit. 2. The applicant proposes a conditional use permit to allow the expansion of an existing 1,574 square foot eating and drinking establishment into an adjacent 2,024 square foot tenant space for a combined floor area of 3,590 square feet and to upgrade from a Type 41 ABC License (On- Sale Beer and Wine — Eating Place) to a Type 47 ABC License (On Sale General — Eating Place). The existing restaurant was originally approved by Use Permit Nos. UP 2002-020 and UP2003-018. The request also includes approval of a conditional use permit to approve an off-street parking modification to reduce the required number of parking spaces by 24 and approve a parking management plan. The parking management plan includes limiting the hours of operation for the proposed restaurant expansion area to 4:00 p.m. - 10:00 p.m. and a valet parking plan. 3. The subject property is located within the Bonita Canyon Planned Community Zoning District and the General Plan Land Use Element category is CG (General Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 3, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). 23 Planning Commission Resolution No. eft Page 2 of 12 2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project involves interior alterations of an existing commercial tenant space and parking management of an existing commercial parking lot. Therefore, the project qualifies for a categorical exemption under Class 1. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.48.030(C)(3) (Alcohol Sales) and Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings to upgrade a Type 41 ABC License (On- Sale Beer and Wine — Eating Place) to a Type 47 ABC License (On Sale General — Eating Place): 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: 1. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. Alcohol service is intended for the convenience of customers dining at the restaurant. The establishment currently holds a Type 41 (On-Sale Beer and Wine) license and no negative impacts related to the existing license have been identified. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol related impacts. 2. The restaurant is located within the Bluffs Shopping Center which is occupied by a mixture of restaurants, retail and service uses. The draft resolution includes conditions of approval to further minimize negative impacts to surrounding land uses and ensure that the use remains compatible with the other commercial uses in the shopping center and neighboring residential developments. 3. The restaurant is located in Police reporting District 54 (RD54) which has crime rate lower than the citywide average. The number of alcohol related crimes and arrests are not considered excessive and Police Department does object to the request. 4. The restaurant is located in a shopping center with several other restaurants that serve alcohol. None of the other establishments are considered bars or nightclubs. The shopping center is separated by residential and recreational areas by major and primary roadways. No objectionable conditions have been identified and as conditioned it is expected the expanded restaurant will not be a detriment to the adjacent business or the City. 10-02-2015 24 Planning Commission Resolution No. #f### Page 3 of 12 Pursuant to Section 6 (Commercial Sub-Area 5) of the Bonita Canyon Planned Community Development Plan eating and drinking establishments require the approval of a conditional use permit by the Planning Commission. Additionally, the request for a modification of required parking to reduce the number of required spaces also requires approval of conditional use permit. In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) 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. Facts in Support of Finding: 1. The restaurant and related parking lot are located with the General Commercial (CG) land use designation of the General Plan. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Eating and drinking establishments are expected in this area and are complementary to the surrounding commercial and residential uses. Thus, the proposed restaurant use is consistent with the General Plan. 2. The Circulation Element Goal 7.1 (Parking) is to ensure that an adequate supply of convenient parking is available throughout the City. Analysis provided by the applicant demonstrates that an adequate supply of parking is provided based upon the shared use of parking within the Bluffs Shopping Center. 3. The project site 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. Eating and Drinking Establishments located within Commercial Sub-Area 5 of the Bonita Canyon Planned Community require approval of a conditional use permit by the Planning Commission. The existing restaurant was originally approved by Use Permit No. 2002-020 and Use Permit No. 2003-018. 2. The existing tenant space and the proposed project comply with all applicable development standards and provisions of the Zoning Code. 3. Based on existing parking counts which reflect actual operations of the on-site uses and earlier closing hours of some tenants, on-site parking is adequate to meet the needs of 10-02-2015 2.5 Planning Commission Resolution No. Ott Page 4 of 12 the shopping center at full occupancy. Additionally, prohibiting the operation of the expanded area during the afternoon will help reduce parking demand during that time. 4. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. 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. A restaurant has operated at this location since 2003. The existing approval allows the restaurant to operate between 10:00 am and 10:00 p.m., daily. The proposed hours are 10:00 a.m. to 10:00 p.m. daily for the existing restaurant space and 4:00 p.m. to 10:00 p.m. daily for the expanded area. 2. The restaurant is located within a shopping center designed and developed to accommodate a variety of retail and service uses, including restaurants. No residential or other sensitive land uses are located directly adjacent to the shopping center therefore, impacts on other uses is not anticipated. 3. The operator is required to maintain substantial conformance with the approved floor plan in conjunction with a Type 47 (On-Sale General) alcohol license so that the restaurant's primary use is an eating and drinking establishment and not a bar, lounge, or night club. 4. The proposed use will not necessitate high levels of lighting or illumination and all outdoor lighting must conform to Newport Beach Municipal Code Section 20.30.070 (Outdoor Lighting). 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 is located within an existing multi-tenant retail and service commercial building designed and developed for a variety of uses including restaurants. 2. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 10-02-2015 20 Planning Commission Resolution No. Ott Page 5 of 12 3. The design of the tenant improvements will comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. 4. The shopping center where the site is located is developed with 477 parking spaces. The parking analysis conducted for this project found that the peak demand occurred on a Thursday at 7:00 p.m. when 396 spaces were occupied leaving 81 spaces available which is greater than the 24 parking space waiver. Finding: F. 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, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The expansion of the existing restaurant into the adjacent tenant space will ensure the vitality of the shopping center and help keep vacancy low. The expanded eating and drinking establishment will continue to serve the surrounding community and is not detrimental to the harmonious and orderly growth of the City. Nor would approval of the project 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. 2. The limited hours reduce overall parking demand at the shopping center during the busy lunch hours by removing required parking for 2,024 square feet of retail space and expanded dining opportunities are provided in the evening when more parking is available, as demonstrated by the parking analysis. 3. The project 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 within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment. In accordance with NBMC Section 20.40.110(B) (Reduction of Off-Street Parking), off-street parking requirements may be reduced with approval of a conditional use permit in compliance with the following conditions: Condition: A. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on- street parking available, greater than normal walk in trade, mixed-use development); 10-02-2015 27 Planning Commission Resolution No. eft Page 6 of 12 Facts in Support of Meeting Condition: 1. The applicant provided a parking analysis that counted available parking spaces on Thursday, Friday and Saturday afternoons and evenings when parking demand for the shopping center is highest. Since the expansion area of the restaurant will not open until 4:00 p.m. daily, evening parking counts and operating hours of the other tenants were considered to determine if parking supply could accommodate the demand. Applying the Bonita Canyon Planned Community rates, at full occupancy of the shopping center including the expanded restaurant, 502 spaces are required, causing a deficiency of 25 spaces. Existing parking counts reflect that at the evening peak (Thursday between 7:00 p.m. and 8:00 p.m.) 81 parking spaces are vacant. Therefore, actual demand of the entire shopping center, in particular when the expanded restaurant will be open, is less than the parking requirement. Condition B. A Parking Management Plan shall be prepared (in compliance with subsection C.) Facts in Support of Meeting Condition: 1. The ongoing use of valet parking for Wildfish and making the valet available to customers of other tenants when spaces are available will help ensure maximum efficiency of parking lot use. 2. Limiting the business hours of the expansion area to the evening will provide a parking surplus during the lunch hours. Additionally, the existing tenant mix includes several businesses that close as early as 7:00 p.m. providing more spaces for use by other tenants. 3. The valet plan and business hours limitation effectively create a parking management plan that will ensure effective use of all available parking. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2015-035 (PA2015-140), 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 is adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 10-02-2015 22 Planning Commission Resolution No. #### Page 7 of 12 3. This resolution supersedes Use Permit No. UP2003-018 which upon vesting of the rights authorized by this Conditional Use Permit No. UP2015-035 (PA2015-140) shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 3rd DAY OF DECEMBER, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 �9 Planning Commission Resolution No. #### Page 8 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. Conditional Use Permit No. UP2015-035 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach 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 Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 7. 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. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. 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. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only 10-02-2015 30 Planning Commission Resolution No. eft Page 9 of 12 and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 11. The allowed hours of operation for the area identified as the existing dining area shall be 10:00 a.m. to 10:00 p.m. daily. The allowed hours of operation for the area identified as new shall be 4:00 p.m. to 10:00 p.m., daily. 12. Restaurant seating shall be configured in a dining room setting. The dining tables and chairs are not permitted to be moved to create standing areas for food and beverage service to patrons. 13. There shall be no dancing or live entertainment allowed on the premises. 14. All employees shall park on-site. 15. No temporary "sandwich" signs shall be permitted, either on-site or off-site, to advertise the restaurant facility. Temporary signs shall be prohibited in the public right- of-way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 16. All lighting shall conform with 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. 17. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time period unless the ambient noise level is higher: Between the hours of 7:OOAM Between the hours of and 10:OOPM 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 10-02-2015 31 Planning Commission Resolution No. #### Page 10 of 12 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. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 20. Trash receptacles for patrons shall be conveniently located inside of the establishment. 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. 21. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the trash container on pick-up days. 22. 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 Wasa Sushi Restaurant Expansion including, but not limited to, Conditional Use Permit No. UP2015-035. 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. Police Department Conditions 23. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete an ABC approved certified training program in responsible methods and skills for selling alcoholic beverages. 24. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge, or nightclub as defined by the Newport Beach Municipal Code. 25. No games or contests requiring or involving the consumption of alcoholic beverages is permitted. 10-02-2015 32 Planning Commission Resolution No. #### Page 11 of 12 26. 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. 27. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 28. Food service from the regular menu shall be available to patrons up to thirty (30) minutes before the scheduled closing time. 29. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 30. 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. 31. 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. 32. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. Fire Department Conditions 33. Each required commercial kitchen exhaust hood and duct system required to have a Type I hood shall be protected with an approved automatic fire-extinguishing system installed in accordance with the fire code (C.F.0 Section 904.2.1). Building Division Conditions 34. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. The construction plans must comply with the most recent, City-adopted version of the California Building Code. 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. 10-02-2015 33 Planning Commission Resolution No. #### Page 12 of 12 35. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 36. Strict adherence to maximum occupancy limits is required. 37. 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. 10-02-2015 3'4 Attachment No. PC 3 Draft Resolutions for Denial 35 V� QP �P 3C RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2015-034 TO REDUCE REQUIRED PARKING AT THE BLUFFS SHOPPING CENTER (PA2015-140) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by The Irvine Company with respect to property located at 1302- 1380 Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001-040. The applicant requests approval of a conditional use permit. 2. The applicant proposes a conditional use permit to approve an off-street parking modification to reduce the required number of parking spaces by 1 (one) space resulting in a 477 space parking requirement where 478 are required based on the current tenant mix and uses located within the shopping center. 3. The Bluffs Shopping Center was originally approved by the Planning Commission on July 19, 2001 and included 467 parking spaces (Site Plan Review No. 2001-001). Various parking lot modifications and re-striping have resulted in a current design comprised of 477 parking spaces. 4. The subject property is located within the Bonita Canyon Planned Community Zoning District and the General Plan Land Use Element category is CG (General Commercial). 5. The subject property is not located within the coastal zone. 6. A public hearing was held on December 3, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the Planning Commission must approve a conditional use permit to reduce the Planning Commission Resolution No. #### Page 2 of 2 number of required parking spaces. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed conditional use permit for the reduction of required parking spaces for the shopping center is inconsistent with the legislative intent of Title 20 of the NBMC. 2. Insufficient evidence was presented to find the parking demand would be lower than the parking requirement. 3. Granting of the conditional use permit would provide special privileges to the subject property as the City has required the minimum parking provided by the Zoning Code in similar circumstances. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2015-034 (PA2015-144). 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 3rd DAY OF DECEMBER, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 38 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2015-035, TO EXPAND AN EXISTING EATING AND DRINKING ESTABLISHMENT, UPGRADE TO A TYPE 47 ALCOHOL LICENSE LOCATED AT 1344 AND 1346 BISON AVENUE AND REDUCTION OF REQUIRED PARKING (PA2015- 140) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bronnie Lee representing Wasa Sushi located at 1344-1346 Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001-040 The applicant requests approval of a conditional use permit. 2. The applicant proposes a conditional use permit to allow the expansion of an existing 1,566 square foot eating and drinking establishment into an adjacent 2,024 square foot tenant space for a combined floor area of 3,590 square feet and to upgrade from a Type 41 ABC License (On- Sale Beer and Wine — Eating Place) to a Type 47 ABC License (On Sale General — Eating Place). The existing restaurant was originally approved by Use Permit Nos. UP 2002-020 and UP2003-018. The request also includes approval of a conditional use permit to approve an off-street parking modification to reduce the required number of parking spaces and approve a parking management plan. The parking management plan includes limiting the hours of operation for the proposed restaurant expansion area to 4:00 p.m. - 10:00 p.m. and a valet parking plan for the Bluff's Shopping Center. 3. The subject property is located within the Bonita Canyon Planned Community Zoning District and the General Plan Land Use Element category is CG (General Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 3, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. 39 Planning Commission Resolution No. #### Page 2 of 3 SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.48.030(C)(3) (Alcohol Sales) and Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), and Section 20.40.110(B) (Reduction of Off-Street Parking) the Planning Commission must approve a conditional use permit to upgrade an ABC license from a Type 41 (On-Sale Beer and Wine) to a Type 47 (On-Sale General), expand the size of the existing restaurant add a bar, and reduce the number of required parking spaces. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit for the expansion of the restaurant use and upgraded ABC license is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. 3. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. The property does not provide on-site parking to accommodate the proposed use. The Planning Commission does not consider the existing development a unique circumstance resulting in any necessity to warrant approval for a reduction in the off-site parking requirement. 4. The expansion of the proposed eating and drinking establishment is neither required by code nor necessary for the enjoyment of the property. If desired, and as shown through previously approved building permits, the subject property can be utilized to comply with the requirements of the NBMC and be used for general commercial or retail uses. 5. Granting of the use permit would provide special privileges to the subject property as the City has required the minimum parking provided by the Zoning Code in similar circumstances. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2015-035 (PA2015-144). 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 3rd DAY OF DECEMBER, 2015. 10-02-2015 40 Planning Commission Resolution No. #### Page 3 of 3 AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 10-02-2015 J/ J Z V� QP �P Attachment No. PC 4 Wasa Sushi Use Permit (UP2003-018) 4S V� QP �P CITY OF NEWPORT BEACH USE PERMIT NO. UP2003-018 c'FW P0R, (PA2002-255) O B PLANNING DEPARTMENT U , - ..'Z 3300 NEWPORT BOULEVARD NEWPORT BEACH,CA 92658 Staff Person: Javier S. Garcia, 644-3206 41, R°'\P (949)644-3200;FAX(949)644-3250 Appeal Period: 14 days after approval date June 4 2003 The Irvine Company p Y Wasa Sushi Restaurant (Bronnie Lee-Applicant) 1242 N. La Coste Drive Tustin, CA 92782 Application: Use Permit No.UP2003-018 (PA2002-255) Applicant: The Irvine Company(Bronnie Lee-Applicant) Address of Property Involved: 1346 Bison Avenue Legal Description: Parcel B of Parcel Map No. 2001-140 Request as Modified and Approved. Request to establish an eating and drinking facility within the Bluffs Commercial Shopping Center. The facility will include sale and service of beer and wine for on-site consumption. The new shopping center is currently under construction at the corner of MacArthur Boulevard and Bison Avenue. Adequate parking for the restaurant is planned. The establishment will occupy 1,566 square feet of the 19,694 square feet previously authorized by UP2002-020. The facility will not provide any exclusive outdoor dining area at this time. The property is located in the PC District(Sub-area 45 of the Bonita Canyon Planned Community). Director's Action: Approved June 4,2003 The Planning Director, in approving the application, analyzed issues with regard to compliance of the approved use permit that established the limitation on the number or square footage of food use facilities on the subject property and the Bonita Canyon Planned Community District regulations. The detailed discussion can be found in the attached appendix. In consideration of those aspects, the Planning Director determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood. Additionally, the approved use permit would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, and made the following findings: 45 June 4, 2003 Page - 2 FINDINGS.- 1. INDINGS.1. The proposed location of the eating and drinking establishments with beer and wine sales, operating under the conditions of the attached approval, is consistent with the General Plan and the purpose of the district in which the site is located. In addition, the proposed location will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use. Nor will it be detrimental to the properties or improvements in the vicinity or to the general welfare of the city for the following reasons: • The restaurant uses will be located within a shopping center designated for such development. The Retail Service and Commercial designation of the General Plan allows eating and drinking establishments. • The shopping center does not abut sensitive land uses and is separated from other uses by roadways. • Provided parking (481 spaces) exceeds required parking(469 spaces). • The authorized uses are not bars, taverns, cocktail lounges, nightclubs or establishments where live entertainment, recreational entertainment or dancing is provided. The City has experienced land use conflicts, nuisance issues and police issues with these types of uses in the past. Avoidance of these uses will minimize potential land use conflicts, nuisances and policing issues. 2. The operational characteristics of the proposed use, including the hours of operation,are consistent with Municipal Code requirements. Any change in the operational characteristics, including a change in the hours of operation, would require an amendment to the Use Permit reviewed by the Planning Commission. 3. The proposed project is consistent with the purpose and intent of Chapter 20.89 of the Municipal Code (Alcoholic Beverage Outlets Ordinance) for the following reasons: • The convenience of the public can be served by beer and wine service in a restaurant setting. There are limited alcoholic beverage outlets in the vicinity. • The crime rate in the police reporting district and adjacent reporting districts are comparable (1,940.93, 1,760.4 and 1,382.26) and below the Citywide average (3,770.24). The Police Department believes that the new alcoholic beverage outlets will not increase the crime rate significantly as regulated by this permit. • The potential concentration of alcohol licenses within the Census Tract will be 1.52 per 1,000 people, which is below the countywide average of 1.69 licenses per 1,000 people. • The percentage of alcohol-related arrests in the police-reporting district, in which the project is proposed, is 0.68% of the citywide total. The Police Department believes it is not likely that the new alcoholic beverage outlets, as regulated by this permit, will increase alcohol-related incidents in the area. • The site is located within a current development and primarily residential area of the city. The shopping center does not abut any sensitive land uses. Nearby residential uses and Arroyo Park are separated from the project site by MacArthur Boulevard and Bison Avenue. There are no day care centers, schools or churches in the vicinity of the project site. June 4 2003 Page- 3 4. Environmental Impact Report No. 156, previously certified for the Bonita Canyon Planned Community, has been determined to adequately address the construction of the shopping center approved on July 19, 2001 through Site Plan Review No. 2001- 001. The shopping center project includes over 32,000 square feet of eating and drinking establishments, and therefore, EIR No. 156 adequately addresses the scope of this Use Permit. Applicable mitigation measures from the Bonita Canyon EIR were incorporated as project conditions of Site Plan Review No. 2001-001. CONDITIONS: 1. The project shall be in substantial conformance with the approved plot plan, floor plan, and elevations dated April 28, 2003 (date plans received in the Planning Department), as approved by the Planning Director. 2. Hours of operation shall be limited to between 10:00 a.m. and 10:00 p.m. daily. Any increase in the hours of operation shall be subject to the approval of the Planning Director. Any request for operating between the hours of midnight and 6:00 a.m. shall require approval by the Planning Commission. Y 3. There shall be no live entertainment. 4. No outside loudspeakers or paging system shall be allowed. Tenants with exclusive outdoor dining areas may have speakers outside for background music. Music may be provided between 7:00 a.m. and 10:00 p.m. All outdoor music shall terminate at 10:00 p.m. Sound levels shall not exceed the decibel levels as outlined in the following table: Between the hours of Between the hours of 7:00 am and 10:00 pm 10:00 pra and 7:00 am interior exterior interior exterior Measured at the property line of commercially,zoned property: N/A 65 dBA N/A 60 dBA Measured at the property line of residentially zoned_propertV: N/A 60 dBA N/A 50 dBA Residential propgW, 45 dBA 55 dBA 40 dBA 50 dBA 5. The principal purpose for the use permit is to allow for a fast food eating and drinking establishment with the sale or service of food and beverage. Including, the on-site sale and service of beer and wine incidental to the food use during the specified hours of operation, only with authorization from the Department of Alcoholic Beverage Control. 6. No temporary "sandwich signs," balloons or similar temporary signs shall be permitted, either on-site or off-site, to advertise the food establishments, unless specifically permitted. 7. All employees shall park on-site. S. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code (Community Noise Control). 47 June 4, 2003 • Page - 4 9. Grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. This condition does not preclude the shared use of a common area grease interceptor device, if determined adequate by the Building Department and the Utilities Department. 10. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 11. Trash receptacles for patrons shall be conveniently located both inside and outside of the proposed facility, but shall not be located on or within any public property or right-of- way. 12. 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. 13. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors, which may include the provision of fully self-contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. 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). 14. The operators of the food service uses shall be responsible for the clean up of all on-site and off-site trash, garbage and litter generated by each use. 15. Should this business 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 company. 16. Dancing shall be prohibited, unless the Planning Commission first approves an amendment to this use permit. 17. The Planning Director or Planning Commission may add to or modify conditions of approval to this use permit. In addition, they may recommend to the City Council the revocation of this use permit, upon a determination that the operation (which is the subject of this use permit) causes injury or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 18. The proposed eating and drinking establishment will contain approximately 1,614 square feet. Prior to issuance of building permits, a copy of the approved construction floor plan li th shall be use permit file. This will establish e submitted and made a part of this s approved gross square footage of the tenant space. Any increase in the size of the restaurant after construction shall require an amendment to this use permit. 19. Use Permit No. 2003-018 shall expire if not exercised within 24 months from the date of approval (as specified in Section 20.91.050 of the Newport Beach Municipal Code), unless an extension is otherwise granted. The Planning Director considers exercising this Use Permit the issuance of an individual Use Permit. 42 June 4, 2003 Page- 5 20. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City-adopted version of the Uniform Building Code including any local amendments. In addition, the construction plans must meet all applicable State Disabilities requirements. The Building Department must approve adequate accessing and exiting. The Orange County Health Department's approval is required prior to permit issuance. 21. Bar counters for the service of alcoholic beverages shall be prohibited. 22. 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 condition within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 23. Approval does not permit any individual Use Permit to operate as a bar, tavem, cocktail lounge or night club as defined by the Municipal Code, unless the Planning Commission first approves a Use Permit. 24. The use of area heaters shall be approved by the Building Department and the Fire Department prior to installation or use. The use of propane heaters and the storage of propane containers on the premises is prohibited, unless otherwise approved by the Fire Department. Standard QE Requirements: 1. 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. The area shall drain directly into the sewer system, unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternative drainage plan. 2. The reciprocal arrangement for ingress, egress and parking that applies to the subject property shall remain in effect for the duration of this food use. 3. The facility shall comply with the provisions of Chapter 14.30 of the Newport Beach Municipal Code for commercial kitchen grease disposal. 4. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Planning Director, and may require an amendment to this use permit. 5. All trash shall be stored within the building or dumpsters stored in the trash enclosure (three walls and a gate), or otherwise screened from the view of neighboring properties except when placed for pick-up by refuse collection agencies. The trash dumpsters shall have a top which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. �9 June 4' 2003 • Page 6 6. All signs shall conform to the provisions of the Bonita Canyon Planned Community District regulations and Chapter 20.67 of the Newport Beach Municipal Code, where applicable. 7. Temporary signs shall be prohibited in the public right-of-way, unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. The applicant may appeal the decision of the Planning Director or any interested party to the Planning Commission within 14 days of the date of the decision. A filing fee of $875.00 shall accompany any appeal filed. PATRICIA L. TEMPLE,Planning Director By, I Javir S. Garcia, CP Sen or Planner Attachments: Appendix cc: Vicinity Map Detail Seating Plan Property owner Site Plan and Floor Plan The Irvine Company,Retail Properties, Existing Parking Plan c/o MPA, Inc. (Marty Potts) 567 San Nicolas Drive, Suite 208 Newport Beach, CA 92660 Code Enforcement Officer F:\USERS\PLMShared\PA'sTAs-2002\PA2002-255\UP2003-018appr.doc 50 June 4, 2003 • Page - 7 APPENDIX Compliance with Use Permit 2002-020 The facility, as proposed, is one of a number of fast food restaurant facilities that has been approved for the subject shopping center. Use Permit 2002-020 allows up to 19,694 square feet of restaurant use within the shopping center property. The 1,566 square foot area, as proposed, is located in Suite 300 T of the project site. Staff has reviewed the use permit application and has determined that the facility, as proposed, complies with the limitations and general requirements of Use Permit 2002-020. Restroom Facilities The facility, as proposed,provides adequate public sanitation facilities. Any increase in the interior seating may require increase in the number of fixtures as required by the Newport Beach Municipal Code and in compliance with the provisions of the Health Code (Orange County). The applicant or restaurant manager/owner should verify the requirements with the Building Department prior to the increase of patron seating. Restaurant Develonment Standards Chapter 20.82.040 of the Municipal Code contains development standards for restaurants, as outlined below, to ensure that any proposed development will be compatible with adjoining properties and streets. The development standards include specific requirements for site development, building setbacks, parking and traffic circulation, walls surrounding the restaurant site, landscaping, exterior illumination, underground utilities, and supply and refuse storage. Section 20.82.040 D of the Municipal Code states that any of the above mentioned development standards for restaurants may be modified or waived if strict compliance is not necessary to achieve the purpose or intent of the standard. Development Standards REQUIREMENT - PROPOSEI) Site: Site shall be of sufficient size and configuration to satisfy Complies. The site is 8.87 acres and has been found adequate all requirements for off-street parking,setbacks,curb cuts, for the construction of a 52,000 square foot shopping center walls, landscaping and refuse storage as provided by with up to 32,150 square feet of restaurant uses (Site Plan Section 20.82.040 of the Municipal Code. Review No.2001-001 approved 7/19/2001). Setbacks: The City may establish more restrictive setbacks if it is Complies.The proposed uses will be within a new shopping determined that it is necessary or desirable for the center, which provides the minimum of a 25-foot setback protection of the public health, safety or welfare or to from all property lines.The site is also separated from nearby insure the compatibility of uses on contiguous properties. uses by MacArthur Blvd.and Bison Avenue.More restrictive setbacks are not necessary in staffs opinion. Off-.Street Parking. Off-street parking in accordance with the provisions of Complies. The site provides 481 parking spaces for all uses Chapter 20.66 of the Municipal Code, which exceeds the 469 spaces required. The 19,694 square foot limit for eating and drinking establishments will not impact the required parking total. Therefore, adequate parking will be provided in accordance with the Bonita Canyon PC Text. J�2 June 4,2003 • • Page - 8 REQUIREMENT PROPOSED Circulation: Parking areas and driveways to facilitate traffic and Complies. "Che traffic circulation has been reviewed by the circulation of vehicles on and around the facility and to City Traffic Engineer in conjunction with the approval of the provide adequate sight clearances. original construction of the site. Walls: A solid masonry wall 6 feet high shall be erected on all Waiver. The site has no interior lot lines as MacArthur Blvd., interior properly lines of the subject property. Walls three Bison Ave.and the San Joaquin Hills Transportation Corridor feet in height shall be erected between the on-site parking bound the site. It is proposed that by using landscape and areas and the public right-of-way. earth bens, as opposed to walls, screening of parking areas will be accomplished. Staff recommends waiving [he three- foot high wall requirement. Landscaping: 10%of entire site,three-foot wide landscape area shall be Complies.A conceptual landscaping plan was approved with provided to screen the parking area from the public right- the Site Plan Review application.The plan has 67%of the rile of-way. A three-foot wide landscape area adjacent to the landscaped with the majority of the landscaping in a wildlife interior property lines shall be provided. mitigation area to the northeast of the center abutting the San Joaquin Transportation Corridor. Landscaping within the developed area exceeds 10%although the exact percentage is not known. The landscape plan includes the use of 24-inch box trees throughout the parking lot, and a 25-foot wide landscape strip along both sheet frontages. Lighting: Parking lot and site illumination height and intensity to Complies. The proposed lighting plan was reviewed and minimize the reflection of lights to the streets and approved with Site Plan Review No.2001-001.No additional neighboring properties. lighting is proposed in conjunction with the proposed food uses. Utilities All utilities required to be undergrounded. Complies. Utilities are required to be underground pursuant to Site Plan Review No. 2001-601. No above ground utility connections are proposed. Supp/YSupp/Y Storage Supply storage to be contained within a building. Com lies. No outdoor storage of supplies is pemoftted. Refuse Storage Refuse storage outside of a building shall be hidden from Complies. Trash storage areas are located within three view by a solid masonry wall six feet in height with self- enclosed service areas located at the rear of the proposed locking gates. shopping center.Additional storage is accommodated within the proposed buildings to accommodate the proposed restaurants. Fast Food Parking Requirement In accordance with the provisions of the Bonita Canyon Planned Community District Regulations, parking for a restaurant use in the subject shopping center is based on one parking space for each 100 square feet of gross floor area. The subject facility with 1,566 square feet interior space requires 15.6 parking spaces. The applicant has deleted the portion of the original request that included an exclusive outdoor dining area. Therefore,no additional parking is necessary for the project. Staff has determined that the proposed use and the peak parking demand of the shopping center has been adequately addressed by the Environmental Document that was approved for the subject shopping center. Therefore, based on the district regulations and the parking characteristics of the use, adequate parking is provided on-site to serve all uses in the center. Alcoholic Beverage Outlet Ordinance(ABO) The ABO requires the Planning Commission to consider the following factors in conjunction with a proposed use in making a finding that the alcoholic beverage outlet is not detrimental to the public health, safety, peace, morals, comfort, or general welfare: 52 June 4, 2003 • • Page- 9 1. Whether the use serves public convenience or necessity. 2. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 3. The number of alcohol licenses per capita in the reporting district and in adjacent reporting districts as compared to the countywide average. 4. The numbers of alcohol-related calls for service, crimes or arrests in the reporting district and in adjacent reporting districts. 5. The proximity of the alcoholic beverage outlet to residential districts, day care centers,park and recreation facilities,places of religious assembly, and schools. In accordance with the foregoing, and in order to provide the Planning Commission with the necessary data and information to make the required findings, each of the foregoing is discussed as follows: 1. Public Convenience or Necessity. The proposed sale of alcoholic beverages is typical and accessory to most restaurant uses. The only nearby businesses with some form of alcohol sales are located in the shopping center across MacArthur Blvd. from the project site. There are presently six active licenses within this shopping center. Due to the relatively few number of licenses in the immediate vicinity and the expectation that alcohol sales are allowed with restaurants, it can be argued that the requested licenses can further the public convenience or necessity. 2. Crime Rate. Citywide, there were 6,955 crimes reported during calendar year 2001, of which 2,852 were Part One Crimes (serious offenses). The remaining 4,103 were Part Two Crimes that include alcohol-related arrests. The project site is located within Police Reporting District No. 54. During 2001, the number of Part One Crimes in RD 54 was 23 and the number of Part Two Crimes was 16. The Part One crime rate was 1,940.93 crimes per 100,000 people. Adjacent Reporting Districts are Nos. 36 and 51. RD 36 had 77 Part One and 124 Part Two Crimes with a Part One crime rate of 1,760.4; and RD 51 had 55 Part One and 31 Part Two Crimes with a Part One crime rate of 1,382.26. The Citywide Part One crime rate was 3,770.24. A map of the reporting districts is included in Exhibit C. 3. Over Concentration. Presently, there are three active alcohol licenses in Census Tract 626.44. These three businesses are located in the shopping center at the corner of San Miguel Blvd. and San Joaquin Hills Road. The 2,000 population of census tract 626.44 is 6,558 people, which equates to 0.45 licenses per thousand people. As of June 30, 2002, there are 4,805 active alcohol licenses in Orange County, which has an estimated population of 2,846,289 people. This equates to 1.69 licenses per 1000 people. The increase of up to seven new licenses will create a concentration of 1.52 licenses per 1,000 people, which remains below the countywide average. 4. Alcohol Related Crimes. The Police Department tracks only driving under the influence and plain drunk arrests as alcohol-related. There were nine driving under the influence arrests and three plain drunk arrests within RD 54 in 2001, out of 19 total arrests in the RD. The percentage of alcohol-related arrests within RD 54 is 63% and represents 0.68% of the 1,767 alcohol-related arrests citywide. The alcohol-related arrest rate in the two adjacent reporting s3 June 4, 2003 Page - 10 ° o districts is 48.2% for RD No. 36 and 42.8% for RD No. 51 representing 0.79/0 and 0.34/0 of citywide alcohol-related arrests. The rate within RD No. 39, within which the project is located, is lower than the city-wide average and lower than the two adjacent RD's. The Police Department does not think that the proposed increase in licenses, in conjunction with the proposed uses, will generate a significant number of alcohol-related incidents. 5. Adjacent Uses. The site is located within a newly developing and primarily residential area of the city. The shopping center does not adjoin any sensitive land uses and nearby residential uses and Arroyo Park are separated from the project site by MacArthur Boulevard and Bison Avenue. There are no day care centers, schools or churches in the vicinity of the project site. In accordance with the ABO Ordinance the Police PD Department has reviewed the Use P � ) Permit application and feels that no additional conditions related to design and security are necessary at this time. However, the PD will review future floor plans, in conjunction with the Planning Department, as part of the plan check process to incorporate any necessary security or design features to mitigate any potential safety issues. Attachment No. PC 5 Existing and Proposed Parking Calculations 55 V� QP �P 11/24/2015 The Bluffs Parking Analysis-Existing Address Tenant Use Discretionary Permits Square Footage Parking Ratio Spaces* 1302 Pei Wei Quick/Fast Food PA2002-181,PA2003-089 3,2681/100 32.68 1302 Pei Wei Patio Quick/Fast Food PA2002-181,PA2003-089 930 1/200 4.65 1308 Courture Retail,General 1,6101/250 6.44 1310 Image Dental Dental Office 1,529 1/250 6.12 1312 18/8 Men's Salon Salon PA2004-237 1,529 1/250 6.12 1314 Wonderland Bakery Retail/General 1,541 1/250 6.16 1316 Coffee Bean and tea Leaf Quick/Fast Food PA2002-255,PA2003-069 1,614 1/100 16.14 1318 Jersey Mike's Subs Quick/Fast Food PA2003-089 1,408 1/100 14.08 1320 Johnny's New York Pizza Quick/Fast Food PA2013-013,PA2003-089,2340-2013 1,498 1/100 14.98 1324 Chipotle Mexican Grill Quick/Fast Food PA2002-158,PA2003-089,0092-2010 2,563 1/100 25.63 1330 Daphne's Greek Cafe Quick/Fast Food PA2002-157,PA2003-089 1,605 1/100 16.05 1332 Mozambique Quick/Fast Food PA2002-159,PA2003-089 1,968 1/100 19.68 1334 Massage Heights Restricted Personal Service PA2010-049 1,979 1/250 7.92 1336 Celebrity Cleaners Retail,General 1,9801/250 7.92 1338 Cosmo Nail Bar Retail,General Parked at retail rate in the past,stations are limited accordingly 1,979 1/250 7.92 1340 Planet Beauty Retail,General 1,9791/250 7.92 1342 Jas A Bank Retail,General 2,093 1/250 8.37 1344 Vacant Retail Retail,General 2,0241/250 8.10 1346 Wasa Sushi Quick/Fast Food PA2002-255,PA2003-089 1,574 1/100 15.74 1348 Panera Bread Quick/Fast Food PA2003-057,PA2003-089 4,779 1/100 47.79 1348 Parana Bread Patio Quick/Fast Food PA2003-057,PA2003-089 724 1/200 3.62 1370 Wildfish Restaurant PA2005-036(1/75 sq ft plus 1/55 for floor area over 6,000 sq ft of gross floor area) 6,793 UP 94.42 1370 Wildfish Patio Restaurant PA2005-036 999 1/150 6.66 1380 Islands Restaurant PA2003-007(1/75 sq ft plus 1/55 for floor area over 6,000 sq ft of gross floor area) 5,416 UP 72.21 1380 Islands Patio Restaurant PA2003-007 999 1/150 6.66 Common Patio Area Shared Seating 2,846 1/200 14.23 *Above table shows parking by tenant space far reference only-see summary table below for total required parking. The Bluffs Parking Summary "nsnoop Square Footage Parking Required 1/250 18,243 73 1/75 0 0 UP 12,209 167 1/100** 20,277 203 W2004,500 23 Quick service patios parked at 1/200(PA2003-089) 1/150 1,998 13 Restaurant patios parked at 1/150(PA2003-089) Totals 50,7291 478 Parking Spaces Provided 477 Surplus/Defecit 57 11/24/2015 The Bluffs Parking Analysis-With Proposed Restaruant Expansion Address Tenant Use Discretionary Permits Square Footage Parking Ratio Spaces* 1302 Pei Wei Quick/Fast Food PA2002-181,PA2003-089 3,2681/100 32.68 1302 Pei Wei Patio Quick/Fast Food PA2002-181,PA2003-089 930 1/200 4.65 1308 Courture Retail,General 1,6101/250 6.44 1310 Image Dental Dental Office 1,529 1/250 6.12 1312 18/8 Men's Salon Salon PA2004-237 1,529 1/250 6.12 1314 Wonderland Bakery Retail/General 1,541 1/250 6.16 1316 Coffee Bean and tea Leaf Quick/Fast Food PA2002-255,PA2003-069 1,614 1/100 16.14 1318 Jersey Mike's Subs Quick/Fast Food PA2003-089 1,408 1/100 14.08 1320 Johnny's New York Pizza Quick/Fast Food PA2013-013,PA2003-089,2340-2013 1,498 1/100 14.98 1324 Chipotle Mexican Grill Quick/Fast Food PA2002-158,PA2003-089,0092-2010 2,563 1/100 25.63 1330 Daphne's Greek Cafe Quick/Fast Food PA2002-157,PA2003-089 1,605 1/100 16.05 1332 Mozambique Quick/Fast Food PA2002-159,PA2003-089 1,968 1/100 19.68 1334 Massage Heights Restricted Personal Service PA2010-049 1,979 1/250 7.92 1336 Celebrity Cleaners Retail,General 1,9801/250 7.92 1338 Cosmo Nail Bar Retail,General Parked at retail rate in the past,stations are limited accordingly 1,979 1/250 7.92 1340 Planet Beauty Retail,General 1,9791/250 7.92 1342 Jos A Bank Retail,General 2,093 1/250 8.37 1344 Proposed Wasa Sushi Retail,General 2,024 1/75 26.99 1346 Wasa Sushi Quick/Fast Food PA2002-255,PA2003-089 1,574 1/75 20.99 1348 Panera Bread Quick/Fast Food PA2003-057,PA2003-089 4,779 1/100 47.79 1348 Panera Bread Patio Quick/Fast Food PA2003-057,PA2003-089 724 1/200 3.62 1370 Wildfish Restaurant PA2005-036(1/75 sq ft plus 1/55 for floor area over 6,000 sq ft of gross floor area) 6,793 UP 94.42 1370 Wildfish Patio Restaurant PA2005-036 999 1/150 6.66 1380 Islands Restaurant PA2003-007(1/75 sq ft plus 1/55 for floor area over 6,000 sq ft of gross floor area) 5,416 UP 72.21 1380 Islands Patio Restaurant PA2003-007 999 1/150 6.66 Common Patio Area Shared Seating 2,846 1/200 14.23 *Above table shows parking by tenant space far reference only-see summary table below for total required parking. The Bluffs Parking Summary "nsnoop Square Footage Parking Required 1/250 16,219 65 1/75 3,598 48 UP 12,209 167 1/100** 18,703 187 W2004,500 23 Quick service patios parked at 1/200(PA2003-089) 1/150 1,998 13 Restaurant patios parked at 1/150(PA2003-089) Totals 50,729 502 Parking Spaces Provided 477 Surplus/Defeat Attachment No. PC 6 Parking Analysis, Valet Plan and Tenant Business Hours 159 V� QP �P �o SJR Parking Consultants 8001 Irvine Center Drive, Suite 400 Irvine, CA 92618 Phone: 949-754-2884 October 14, 2014 Mr.Chase Gilmore Irvine Company Retail Properties 101 Innovation Drive Irvine, CA 92618 RE: Parking Analysis for The Bluffs Neighborhood Shopping Center Dear Chase: As you have requested, J R Parking Consultants completed weekday and weekend counts to assist the Irvine Company in evaluating the expansion of one of the restaurant tenants for the Bluffs Neighborhood Shopping Center (shopping center). The purpose of this analysis is to determine whether an adequate parking supply exists at the shopping center to accommodate the proposed restaurant expansion. The total number of parking spaces for the shopping center is 467, which includes all marked spaces throughout the parking lot. Proiect Description The existing Wasa Sushi restaurant proposes to expand into an existing retail space next door. The expansion area would be limited to evening-only use. The conversion of the space from retail use to restaurant use would result in an increased parking demand based on the established parking rates for the shopping center which require 1 space per 200 square feet for retail use, and 1 space per 100 square feet for restaurant use. Specifically, the conversion of the 2,000 square foot space from retail to restaurant would require a net increase of 12 parking spaces. 01 Mr. Chase Gilmore—The Bluffs Shopping Center Parking Analysis October 14, 2014 Page 2 of 4 As indicated above, J R Parking Consultants completed midday and evening parking counts during both the weekday and weekend time periods. The methodology was utilized to prepare an analysis to determine the parking demand and utilization of the existing parking at the shopping center. Methodology Parking occupancy counts were conducted on a Thursday (June 26, 2014), Friday (June 27, 2014) and a Saturday (June 21, 2014). Parking counts for the midday period were collected from 11 am — 2 pm. Parking data for the evening period were collected between 4 pm through 8 pm. Count data was collected on an hourly basis during the count time frame. Results Midday parking counts and occupancy is shown in Tables 1— 3 below. Table 1—Midday Parking Occupancy Weekday Count:Thursday Count Time Parking Count Occupancy% Available Parking 11 am 172 37% 295 12 pm 330 71% 137 1 pm 433 93% 34 2 pm 318 68% 149 Table 2—Midday Parking Occupancy Weekday Count: Friday Count Time Parking Count Occupancy% Available Parking 11 am 175 37% 292 12 pm 307 66% 160 1 pm 426 91% 41 2 pm 303 65% 164 Table 3—Midday Parking Occupancy Weekend Count: Saturday Count Time Parking Count Occupancy% Available Parking 11 am 173 37% 294 12 pm 212 45% 255 1 pm 265 57% 202 2 pm 279 60% 188 02 Mr. Chase Gilmore—The Bluffs Shopping Center Parking Analysis October 14, 2014 Page 3 of 4 Evening parking counts and occupancy is shown in Tables 4— 6 below. Table 4—Evening Parking Occupancy Weekday Count: Thursday Count Time Parking Count Occupancy% Available Parking 4 pm 205 44% 262 5 pm 256 55% 211 6 pm 379 81% 88 7 pm 396 85% 71 8 pm 323 69% 144 Table 5—Evening Parking Occupancy Weekday Count: Friday Count Time Parking Count Occupancy% Available Parking 4 pm 225 48% 242 5 pm 263 56% 204 6 pm 371 79% 96 7 pm 388 83% 79 8 pm 389 83% 78 Table 6—Evening Parking Occupancy Weekend Count: Saturday Count Time Parking Count Occupancy% Available Parking 4 pm 183 39% 284 5 pm 204 44% 263 6 pm 263 56% 204 7 pm 295 63% 172 8 pm 304 65% 163 Summary of Findings Throughout all the counts, parking spaces near Panera Bread along Bison Avenue were fully occupied. In addition, the spaces at the rear of the center (where employees are assigned to park) and the spaces behind the Pei Wei Asian Diner were also fully occupied throughout the count period. A site plan indicating parking assignments and uses is shown on the next page. The shopping center experienced the highest parking occupancy during the weekday lunch hour. Midday occupancy was greater than 90% during the 1 pm weekday time period including 93% occupancy on Thursday and 91% occupancy on Friday. During the highest period of occupancy (93% on Thursday), 34 parking spaces remained available. By the 2 pm weekday time period, the parking occupancy dropped below 70%during both Thursday and Friday with more than 150 available parking spaces. 63 Mr.Chase Gilmore—The Bluffs Shopping Center Parking Analysis October 14, 2014 Page 4 of 4 � mwunrwao..n wecn.,y.*.mes o �e m r " 4 --0.7. BISON AVENUE �L THE BLUFFS-PARKING LAYOUT A greater number of parking spaces were observed to be available during the evening time periods. The highest parking occupancy during the evening time period was observed at 7 pm on Thursday, with 85% occupancy. During this peak evening time period, 71 parking spaces remained available. Adequate parking spaces are available throughout the evening time period for additional parkers. Therefore,the additional parking demand of 12 spaces generated by the conversion of 2,000 square feet of retail to restaurant use could be accommodated without the creation of new parking spaces because a significant number of parking spaces remain available during the highest observed occupancy. It is our conclusion that the 2,000 square foot expansion of Wasa Sushi for evening-only use should not require a net increase in parking spaces because more than 70 parking spaces remain available during the highest period of parking occupancy. I am happy to discuss any finding from this report. Please feel free to call me if you would like. Best regards, !Taxis A%d" Janis Rhodes Principal 04 IRVINE COMPANY NAIL since1869 PROPERTIES VALET/PARKING MANAGEMENT PLAN UPDATED SEPTEMBER 18, 2015 05 1. Assigned valet parking spots The valet spots will be assigned letters as shown in the included map. They are Area A,B, C, D, E, F and G. The total number of spots is 146 which we could utilize to accommodate 188 spots under a valet plan. Based on the CUP hearing, nine (9) spots were needed to be provided for a total of 99 spots at peak hours from 6pm to 8pm on Friday and Saturday. Based on the request of the City, this valet plan will provide and use 99 spots. The remaining spots will be left open to the public. Valet will stack cars on one row in areas F and A if needed. Single row stacking makes it easy for valet to retrieve vehicles very efficiently without clogging the isles. Based on City review, we can comply wherein 5 cars can be stacked in Area F and 7 cars in Area A for a total of 12 stacked cars. Staging drop-off and pick-up will be conducted in Area G for safety. Changing the drop- off/pick-up area to the drive aisle of Area G, which is directly in front of the restaurant, prevents the general public from parking in the middle of valet operations. No queuing, staging, pick up or drop off shall occur within the parking drive aisle. Area B will have the spaces blocked with cones and will not be used for stacking therefore keeping the drive aisle open to regular traffic. Additionally, to compensate for the 10 stalls in Area G, 14 stalls from Area B have been reassigned back to the general public. Signage shall be located in the vehicular circulation area so as to not impact the overall circulation of the parking lot. 2. Equipment and Signage There will be a podium posted in front of the restaurant's front entry(see spot X on the diagram). The podium will have Sign G that informs customers of their options to either stop and utilize valet parking or continue to seek self parking. Having the podium in that spot makes for easy access to the front of the restaurant minimizing the customers exposure to the traffic and allowing them to wait by the podium on the way out to retrieve their vehicles from valet parking. Sign H will be posted at the main entrance and will have an arrow pointing to the valet stations. Three (3) Sign I will be posted in front of Area A and F to deter customers from parking in those stalls. The stalls in Area B, C, D and E will be blocked by cones. All signs will not interfere with any site distance issues. This is a list of what the signs will read: Sign G Valet Parking Please Stop Here. All Others Continue. Sign H Valet Parking Please Pull Forward(with an arrow pointing to the valet station). Sign I Valet Parking Only Do Not Enter 00 3. Staffing We understand the significance of having enough staff. It makes for having a smooth valet operation while easing the pressure of the congestion of the surface parking lot. Proper staffing encourages customers to utilize the valet which in turn allows us to utilize and maximize the use of the assigned valet parking stalls. To start, we envision a crew of a door and four valet attendants. We believe that should be sufficient to provide a very efficient service to our customers. Should we need more staff,valet will need to provide extra staffing if it is deemed necessary. In summation,by taking the above steps, we believe that valet will be a solution to the parking concerns of customers of the center. Having enough staff, we believe, invites customers to visit the center as often as they like without having to think about facing issues with respect to parking. Sincerely, Irvine Company Retail Properties Eddie 011mann Sr. Director, Property Management 6:7 IRVINE COMPANY NAIL since1869 PROPERTIES VALET/PARKING MANAGEMENT PLAN UPDATED SEPTEMBER 18, 2015 02 1. Assigned valet parking spots The valet spots will be assigned letters as shown in the included map. They are Area A,B, C, D, E, F and G. The total number of spots is 146 which we could utilize to accommodate 188 spots under a valet plan. Based on the CUP hearing, nine (9) spots were needed to be provided for a total of 99 spots at peak hours from 6pm to 8pm on Friday and Saturday. Based on the request of the City, this valet plan will provide and use 99 spots. The remaining spots will be left open to the public. Valet will stack cars on one row in areas F and A if needed. Single row stacking makes it easy for valet to retrieve vehicles very efficiently without clogging the isles. Based on City review, we can comply wherein 5 cars can be stacked in Area F and 7 cars in Area A for a total of 12 stacked cars. Staging drop-off and pick-up will be conducted in Area G for safety. Changing the drop- off/pick-up area to the drive aisle of Area G, which is directly in front of the restaurant, prevents the general public from parking in the middle of valet operations. No queuing, staging, pick up or drop off shall occur within the parking drive aisle. Area B will have the spaces blocked with cones and will not be used for stacking therefore keeping the drive aisle open to regular traffic. Additionally, to compensate for the 10 stalls in Area G, 14 stalls from Area B have been reassigned back to the general public. Signage shall be located in the vehicular circulation area so as to not impact the overall circulation of the parking lot. 2. Equipment and Signage There will be a podium posted in front of the restaurant's front entry(see spot X on the diagram). The podium will have Sign G that informs customers of their options to either stop and utilize valet parking or continue to seek self parking. Having the podium in that spot makes for easy access to the front of the restaurant minimizing the customers exposure to the traffic and allowing them to wait by the podium on the way out to retrieve their vehicles from valet parking. Sign H will be posted at the main entrance and will have an arrow pointing to the valet stations. Three (3) Sign I will be posted in front of Area A and F to deter customers from parking in those stalls. The stalls in Area B, C, D and E will be blocked by cones. All signs will not interfere with any site distance issues. This is a list of what the signs will read: Sign G Valet Parking Please Stop Here. All Others Continue. Sign H Valet Parking Please Pull Forward(with an arrow pointing to the valet station). Sign I Valet Parking Only Do Not Enter 69 3. Staffing We understand the significance of having enough staff. It makes for having a smooth valet operation while easing the pressure of the congestion of the surface parking lot. Proper staffing encourages customers to utilize the valet which in turn allows us to utilize and maximize the use of the assigned valet parking stalls. To start, we envision a crew of a door and four valet attendants. We believe that should be sufficient to provide a very efficient service to our customers. Should we need more staff,valet will need to provide extra staffing if it is deemed necessary. In summation,by taking the above steps, we believe that valet will be a solution to the parking concerns of customers of the center. Having enough staff, we believe, invites customers to visit the center as often as they like without having to think about facing issues with respect to parking. Sincerely, Irvine Company Retail Properties Eddie 011mann Sr. Director, Property Management jD i _ W w !t is U) Stalls w/Valet :Mr LLw AREA 52 63 AREA 45 61 A �., m AMA( 7 7 Employee Parking — MEAD 7 8 AREA E 10 12 ARIAI 20 32 ,N9 AREAG 5 5 Rest of Center 331 331 1 ! Center Total 477 519 B O G• X n— THI BLUM �n� C ,� • IRVINE COMPANY I RETAIL .���.� -- m AUGUST 2015 _ - si_w. PROPERTIES. e,....��,.,....e.. ' "'^��""�`^"'�""""'"��"""'"�""—"" Newport Beach,CA S N 0 P P I N 6 ( ( N T E R j' 1 i _ W w !t is U) Stalls w/Valet :Mr LLw AREA 52 63 AREA 45 61 A �., m AMA( 7 7 Employee Parking — MEAD 7 8 AREA E 10 12 ARIAI 20 32 ,N9 AREAG 5 5 Rest of Center 331 331 1 ! Center Total 477 519 B O G• X n— THI BLUM �n� C ,� • IRVINE COMPANY I RETAIL .���.� -- m AUGUST 2015 _ - si_w. RETAIL IFS. e,....��,.,....e.. ' "'^��""�`^"'�""""'"��"""'"�""—"" Newport Beach,CA S N 0 P P I N 6 ( ( N T E R 7? RETAIL 1308 Bison —Couture New York Mon-Sat 10-8, Sun 12-5 1310 Bison —Image Dental Mon-Fri 9-5, Sat—By Appointment, Sun —Closed 1312 Bison —1818 Fine Men's Salon Mon 12-7, Tues-Fri 9-8, Sat 8-5, Sun 10-6 1314 Bison —Wonderland Bakery Mon-Wed 10-8, Thurs-Fri 10-9, Sat 10-7, Sun 12-5 1334 Bison —Massage Heights Mon-Fri 9-10, Sat 9-8, Sun 10-6 1336 Bison —Celebrity Cleaners Mon-Fri 630-8, Sat 8-5, Sun 930-3 1338 Bison —Cosmo Nail Bar Mon-Sat 930-7, Sun 10-5 1340 Bison —Planet Beauty Mon-Fri 10-8, Sat 10-7, Sun 10-5 1342 Bison —Jos. A. Bank Clothiers Mon-Fri 10-9, Sat 930-9, Sun 10-6 FAST FOOD 1302 Bison —Pei Wei Asian Diner Sun-Thurs 11-9, Fri-Sat 11-10 1316 Bison —The Coffee Bean &Tea Leaf Mon-Sun 530.930 1318 Bison —Jersey Mike's Subs Mon-Sun 10-9 1320 Bison —Johnny's Real NY Pizza Mon-Sun 11-10 1324 Bison —Chipotle Mexican Grille Mon-Sun 1030-10 1330 Bison —Daphne's Greek Cafe Mon-Sun 11-9 1332 Bison —Mozambique Mon-Sun 11-10 1344 Bison —Vacant 1346 Bison —Wasa Sushi Mon-Thurs 1130-3 &5-9, Fri 1130-3 & 5-10, Sat 1130-3 & 5-930, Sun 5-9 1348 Bison —Panera Bread Mon-Fri 6-9, Sat 7-9, Sun 7-8 RESTAURANT 1370 Bison —Wildfish Seafood Grille Mon-Sun 4-10 1380 Bison —Islands Fine Burger Mon-Sun 5-10 73 V� QP �P Attachment No. PC 7 Police Department Memorandum 75 V� QP �P 0 . NEWPORT BEACH POLICE DEPARTMENT BE WA / ' DETECTIVE DIVISION 43 MEMORANDUM TO: Gregg Ramirez, Senior Planner FROM: Wendy Joe, Police Civilian Investigator DATE: September 8, 2015 SUBJECT: Wasa Sushi 1346 Bison Avenue Minor Use Permit No. 2015-035 (PA2015-144) At your request, the Police Department has reviewed the project application for Wasa Sushi located at 1346 Bison Avenue, Newport Beach. Per the project description, the applicant is applying for a minor use permit to expand into the adjacent tenant space. The expansion increases the size of the dining room and adds a bar area. The restaurant currently holds a type 41 Beer and Wine license. Their intent is to apply for and receive a type 47 license which will include the sale of spirits. The new dining area is proposed to be open from 4:00 p.m. to 10:00 p.m., daily. An Operator License is not required. Statistical Data: Crime Attached is a report compiled by NBPD Crime Analyst Caroline Staub which provides detailed statistical information related to calls for service in and around the applicant's current place of business at 1346 Bison Avenue. The proposed applicant location is within Reporting District (RD) 54. In 2014, RD 54 had a total of 108 reported crimes, compared to a city-wide RD average of 148 reported crimes, or 27% under the city-wide average. In 2014, 24 arrests were made in RD 54. Of those arrests, 9 were for Driving Under the Influence (DUI) and 3 were for Public Intoxication. Statistical Data: Undue Concentration Undue concentration involves the number of ABC licenses per capita. RD 54 has a per capita ratio of one license for every 299 residents which meets the Business and Professions code requirement of undue concentration based on the comparison to Orange County's per capita ratio of 1 license for every 737 residents. However, when evaluating this ratio, it is important to consider RD 54 has a very small residential community consisting of one apartment community and one residential tract. There are 9 active licenses in this RD which are contained within one commercial area which serving the adjacent communities. Was@ Sushi Minor Use Permit No. 2015-035 Public Convenience or Necessity The applicant, Wasa Sushi, intends to apply for a Type 47 ABC license which is sheltered under the umbrella "bona fide eating place"; therefore, ABC will determine public convenience and necessity for this establishment. Comments The Police Department has no objections to the expansion of Wasa Sushi. In 2014, we did not receive any calls for service to the applicant restaurant. Per the application, the hours of operation will not exceed 10:00 p.m., therefore not revealing a security concern. Recommended Conditions The Police Department has determined the following conditions would be appropriate for the minor use permit for the business: 1. Approval does not permit Wasa Sushi to operate as a bar, tavern, cocktail lounge, or nightclub. 2. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 3. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 4. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 5. 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. 6. 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. 7. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. 8. There shall be no on-site radio, television, video, film, or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved special event permit issued by the City of Newport Beach. 2 �g Wasa Sushi Minor Use Permit No. 2015-035 9. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 10. There shall be no live entertainment allowed on the premises. 11. There shall be no dancing allowed on the premises. 12. All owners, managers, and employees selling alcoholic beverages shall be required to undergo and successfully complete an ABC approved certified training program in responsible methods and skills for serving and selling alcoholic beverages. 13. Strict adherence to maximum occupancy limits is required. Should there be any change in the proposed operational characteristics, any addition to the hours of operation, or a change/transfer in the Alcoholic Beverage Control License, the applicant may be required to develop a security plan which will act as an amendment to the use permit. The security plan shall be approved by the Police Department. If you have any questions as to the content of this memorandum, please contact Civilian Inves or Wendy Joe at 949.644.3705 or wjoe@nbpd.org. Wendy Joe Civilian Investigator, Special Investigations A- Ja Short Lieutenant, Detective Division ��e&JS DG$r b Jon Lewis Deputy Chief 3 N cwta o ��ogACp .Q V N W a Q L • O N N .-I o 6 • c � 3 ! e � o U m m L c v u � 0 00 O N d d c E a o • p o o d m 9 u N Ol pg O 'L9N V N .ti 5 p, ai CO m N a a 00 a o i Z w a a y a a o ., p m 0 o wm w u d � m -zr lICS � � 00 o = a v N a r • � M H Ol ry 9 0 0 m N c o w .` o f O f�/J QLLJ O m w ti W w N ` m V a s rd, Z' E ° a° LL] tg d m o m ° m E u a r W m o a tp 3 d " ° w o °i w ry M �' m `w m p i o r u a U c u w m 'a ate+ 10 ? m 'O c tp « 3 m m o w G `o � U Z O N .�+ 00 3 n a s v o a h m' v Vf E .s. u •� U o a �, a m O K m M u n CL1 U o A N 0 m m ` o v a 2 m Z a n a w N O a m tD V V lD m N E 7 W C N u «• a o 00 v m o o a O u s n o a ri of o w v �. N m E O c m o °�° N N o v N m i r N Y a "' V` OC r eti �-I .-i a-1 N M M mC 0 O C y O E OO U N 3 N V C d m N N C G LL1 p o , a ry o o u - c p m N j n t0 m m N 'a a O C U O C w p N o a N CO N C d m � « .L. y � C d O N 0 0 m V Ny w w v 1 A 3 G-� E o nCL v CO rn N 00 O�j a m o a 3 y a yUj V /SO Vl rl O W O C D Cd UM. rl iy d m 0 E w O a 0 C m N d y w 1� n 00 n I A - u w u � C w a+ cc w ca K r ,+ r — G t O o a v m v u u ) 0 o ` " m °` i s a a m ��++ '° m m N m 3 '� ° r E E a ti m, a z v z a z z" u z J. v i 20 Attachment No. PC 8 Project Plans g1 V� QP �P g� PA2015-140 Attachment No. PC 8 - Project Plans JOHN WAYNE SITE PLAN AIRPORT , F�9yP��� THE BLUFFS RETAIL CENTER 41 hh P OF CITY MESAOSTA PDQ U R ) CIRVI EF 1p 101p ITY (� 1302 BISON AVENUE -: P u �`Q b _ �' BAYRT „w� i UNIVERSITY F /9 �ST a � NEWPORT BEACH CALIFORNIA a PROJECT 17TW ST LU �B sl P� w r. I`� 1 \ ' \ �� m / LOCATION MOM �,(� �. a°'ONI:Tq. CPN�O 7 r� -�� �p��' �� O :m-wmwmw4z p ry' ''•4y...w.. S;:z NEWPORT CENTER ----------------- PACIF/COCfAe My <9; o�q0: h/� / ~\\ QL ? l 6Y 4 \ � \ OPROJECT LOCATION A'D VICINITY MAP / / \ / / ON , / _ \ \ BONITA NOT TO SCALE l r o �. \ \ \ LOCATION MAP R NOT TO SCALE SITE AREA : THE AREA OF THE SUBJECT PROPERTY IS AS FOLLOWS: , , AREA = 8. 649 ACRES Vim, ., 1111 n An \ l �/Il '•�TMANC \ /QQ. 1 �. a a � ® ® ❑ \ 11 `I ' 1 I /X1 � \ I , I , IIPARKING SUMMARY X/ Vl DESCRIPTION EXISTING STALLS PROPOSED STALLS TOTAL STALLS TYP. _ i � 1�1 I I STANDARD I \ 1 .11 466 0 466 / I \ \ 1 '1 — I PARKING STALLS I \ 1 HC PARKING �� 11 I \ 1 STALLS 11 0 11 �l \ I I J TOTAL 477 0 477 �X�0 �J I - T � 1 \ II \ Ill I l / ,il 1 27 �, ' IIIIIIIIIIIIIII\ �\ I \\� \ ,111111111�I „1', IIIIIIII� 11111 \ TYP. 1111 IIII Ix PLAN PREPARED FOR TYP +-� p �. ` \ IRVINE COMPANY 21'6 . \\ RETAIL PROPERTIES 26 M \ �� \ 110 INNOVATION 26.5 �'� \ IRVINE, CA 92617 o \�\ (949) 720-2000 � ,- TYP. 1 9.09 AV � ,III I — j L� I l� •I TYP. � ',\ \� ' \ � I 0o% o ✓ 1' 1 . / h\ -1/ . . .. r.. f j. . o / _ too - - \ - © ao GRAPHIC 0 SCALE E 80 \ \ \ \ \ \ 1 o a ( IN FEETI inch 40 ft. ) Ln CIS NN \ \ / JLO N In aN W'- J PLAN PREPARED BY: DRAWN BY: DATE tz a URBAN RESOURCE o ESS/ JR 9i9izG,5 THE BLUFFS RETAIL CENTER ' ” W CONSULTING CIVII.ENGINEERS OQR ONq �o O 23�NAUCNI.Y,SUITE 110 �� CRY P•qp DESIGNED BY: DATE �N I } IRVINE. CA92618 �� F� NEWPORT BEACH, CALIFORNIA �o Z Z PHONE:949-727-9095 (� Z JR 9/9/2015 Z Q FAX: 949-727-9098 (y p a U w No.68466 (n Z O t Ex .9 301, z CHECKED BY: DATE a w * JR 9i9i2015 SITE PLANW a z rq CIVII \P a0 SOF CA\\FOCITY OF NEWPORT BEACH PA2015-140 ^o NO. DATE REVISIONS ENGR APPROV DATE TERRY P. AU R.C.E. No. 68466 DATE PLANNING DIVISION SHEET 1 OF 1 io o_a g� PA2015-140 Attachment No. PC 8 - Project Plans TENANT IMPROVEMENT FOR O TEHEPGODE 1A EA CC,IL DTF GTr DU FaC- D -cahGIIG�@ 01 R�I I r,_ 1000]DZtMb^ LN(0)LiIt J)Lv ,�I�JIIR WASA SUSH I RESTAU RANT IT Bb6LI §� HOL]. §-J. M0TF1 E '16D IL7Eb /az CC315 L_15a CC'S CD 00 COY 1] Fd 1 X190 L91i � - cD) � a 7 29 o 066- a7D - D61V A T T H E B L U F F SE � ,u ila LOPREJo � THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN IND 15 NOT OF E USED IN W.SERVICE IS THE PROPERTY OE TEN EPISODE, INC. AND IS NOT TO BE USED IN WHOSE ,INC. PART FOR ANY OTHER PROJECT WITHOUT WRITTEN MODRED IN AN 8Y TEN EPISODE,IC.THIS ODWMEM IS NOT TO BE REPRODUCED WITHOUT M HE PRO ANY WAY,NOR SHALL ANY REPRODUCTION OF THIS DOCUMENT BE S BEEN WDHOUT TNT PRIOR DESCRIBE CONSENT OF TEN EPISODE,INC.THIS DOCUMENT HAS BEEN PREPARED R DESCRIBE PROPOSED NEVI WORK AND RAL NOT NECESSARILY REPRESENT �AV� AS-BUILT W EXISTING ACCURACY CONDITIONS.THE ARCHITECTURAL ONOT BE DOES NOT WARRANT 1344 B I S O ■ V AVENUE , SUITE T N ANY WAY THE ABETWEY OE THIS INFORMATION AND SHALL NOT DE TINGRESPONSIBLECON FOR ANY DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. NEWPORT BEACH , CA 92612 NOTE: GENERAL NOTES: TENANT IMPROVEMENT NOTES: PROJECT INFORMATION: 1 . THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS IN THE 1 . EXIT DOORS SHALL BE OPERABLE FROM INSIDE FROM INSIDE WITHOUT THE USE OF PROJECT NAME a WASA SUSHI RESTAURANT FIELD BEFORE COMMENCING ANY PORTION OF THE WORK AND SHALL NOTIFY A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. FLUSH BOLTS OR SURFACE BOLTS THE ARCHITECT AND OWNER IN WRITING IMMEDIATELY IF THERE ARE ANY ARE PROHIBITED. PROJECT ADDRESS 1344 BISON AVENUE, SUITE T DISCREPANCIES IN THE DRAWINGS AND/OR SPECIFICATIONS WHICH IN FACT NEWPORT BEACH, CA 92612 EXIST OR WHICH MAY BE REQUIRED IN ORDER TO ACCOMMODATE EXISTING 2. EXIT SHALL BE ILLUMINATED AT ANY TIME THE BUILDING IS OCCUPIED WITH LIGHT CONDITIONS; HAVING INTENSITY OF NOT LESS THAN 1 FOOT CANDLE AT FLOOR LEVEL. CONSTRUCTION TYPE TYPE V-B COMMENCEMENT OF WORK SHALL CONSTITUTE FULL ACCEPTANCE OF SITE CONDITIONS. 3. EXIT ILLUMINATION SHALL COMPY WITH BUILDING CODE. SPRINKLER FULLY SPRINKLERED 2. ALL SUBCONTRACTORS SHALL BE RESPONSIBLE TO PERFORM THEIR WORK IN 4. EXIT SIGN SHALL BE INSTALLED AT REQUIRED EXIT DOORWAYS AND WHERE OTHERWISE i immmiOCCUPANCY GROUP A-2 ACCORDANCE WITH THE LOCAL BUILDING CODE REQUIREMENTS AND THE NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS. LATEST ACCEPTED TRADE PRACTICES. EXCEPTION; MAIN EXTERIOR EXIT DOORS WHICH OBVIOUSLY AND CLEARLY ARE IDENTIFIABLE PARK'G REQUIREMENT SEE M.U.P. CASE # AS EXITS NEED NOT BE SIGNED WHEN APPROVED BY THE BUILDING OFFICIAL. p g w w 3. ALL COSTS FOR INSPECTIONS,TESTS AND PERMITS SHALL BE THEH M A AREA CALCULATION EXISTING 1 ,547 SQ.FT. PEI WEI „3j y w y i y o uLLi T a x m m RESPONSIBILITY OF THE SUBCONTRACTOR UNLESS NOTED OTHERWISE IN THE 5. POST A SIGN ADJACENT TO THE REQUIRED MAIN EXIT DOOR WITH 1" LETTERING STATING ASIAN DINER e o m m o "> < „IP°.LF ADDITION 2,000 SQ.FT. SPECIFICATION. THIS DOOR MUST REMAIN UNLOCKED DURING BUSINESS HOURS." MAIN EXIT ONLY. 3,265 SP = < = w = p = _ p o MR"`A"`°"` TOTAL 3,547 SQ.FT. f_ 1.563 SF 4. ALL OMMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE 6. EXIT DOORWAYS SHALL BE NOT LESS THAN 3'-0" x 6'-8". PROJECTIONS, INCLUDING Q o 3 o 0 o OCCUPANT LOAD 136 OCC. WORKING DRAWING AND /OR SPECIFICATIONS SHALL BE BROUGHT TO THE PANIC HARDWARE, SHALL NOT REDUCE THE OPENING TO LESS THAN 32" CLEAR WIDTH. Q' o 0 o SEE A-3.1 FOR CALC. ATTENTION OF THE ARCHITECT BEFORE PROCEEDING WITH ANY WORK Q �° INVOLVED. 7. ANY DECORATIONS USED SHALL BE NON-CONBUSTIBLE OR FLAME PROOFED INTERIOR , . . . PLUMBING ANALYSIS SEE A-3.1 FOR ANALYSIS WALL AND CEILING FINISH FOR ROOM/KITCHEN EXCEED A FLAME SPREAD CLASSIFICATION GREEK CAFEIII 5. ALL SUBCONTRACTORS PERFORM THEIR RESPECTIVE WORK NECESSARY TO OF 200 (CLASS III). GREEK CODE 2013 CBC, 2013 CMC, 2013 CPC, 1,968 BE MAKE A COMPLETE AND FINISHED JOB WHETHER OR NOT SPECIFICALLY OMouMel°DE 2013 CEC, 2013 CFC, DESCRIBED OR ILLUSTRATED IN THESE PLANS AND SPECIFICATION. 8. EXCEPT WHERE RIGID BRACES ARE USED TO LIMIT LATERAL DEFLECTIONS, SPRINKLER m 2013 CALIFORNIA ENERGY CODE AND HEADS AND OTHER PENETRATIONS SHALL HAVE A 2 INCH OVERSIZE RING, SLEEVE, OR 968sF LOCAL BUILDING CODES AMENDMENTS 6. ALL SUBCONTRACTORS SHALL REMOVE ALL DEBRIS CAUSED BY THEM ON ADAPTER THROUGH THE CEILING TILE TO ALLOW FOR FREE MOVEMENT OF AT LEAST MASSAGE HEIGHTS THE JOB. 1 INCH IN ALL HORIZONTAL DIRECTIONS. ALTERNATIVELY, A SWING JOINT THAT CAN 1,9795F - SCOPE OF WORKS EXISTING RESTAURANT EXPANSION ACCOMMODATE 1 INCH OF CEILING MOVEMENT IN ALL HORIZONTAL DIRECTIONS IS CELEBRITY CLEANERS CHANGE OF USE AT EXPANSION AREA 7. ALL METERIAL AND WORK TO CONFORM TO ALL GOVERNMENT BUILDING PERMITTED TO BE PROVIDED AT THE TOP OF THE SPRINKLER HEAD DIRECTION. 1,966 SF TENANT IMPROVEMENT CODES, REGULATIONS AND AGENCIES, HAVING JURISDICTION. COSMO NAIL BAR 1,9795E 1 . INTERIOR NON-STRUCTURAL DEMO 8. DO NOT SCALE DIMENSIONS ON ANY AND ALL DRAWING. FIRE NOTES: PLANET BEAUTY 3. NEW OPENINGRESTROOA BEARING WALL 1,9795E 9. ALL DETAILS NOTED AS TYPICAL SHALL BE USED WHEREVER APPLICABLE, 1 . AN OPERATIONAL PERMIT IS REQUIRED FROM THE FIRE DEPARTMENT GSABANK CLOTHIER 4. NEW KITCHEN & BAR UNLESS NOTED OTHERWISE. TO OPERATE A 'PLACE OF ASSEMBLY'(RESTAURANT). 5. NEW SUSPENDED CEILINGS A-7.2 ''°'°S` 6. NEW INTERIOR FINISHES 10. DIMENSIONS ON DRAWINGS ARE SHOWN TO CENTER LINES OF COLUMNS 2. EVERY ROOM OR SPACE THAT IS ASSEMBLY OCCUPANCY SHALL HAVE 7. NEW LIGHTING FIXTURES AND TO FACE OF STUDS AND PARTITIONS. THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACES, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM 11. PROVIDE AND MAINTAIN REQUIRED SANITARY TOILET FACILITIES DURING �.= " OR SPACE. POSTED SIGNS SHALL BE AN APPROVED LEGIBLE PERMANENT CONSTRUCTION. DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR AUTHORIZED AGENT. PATH OF TRAVEL PANERA BREAD a,n9sF 12. CONSTRUCT AND MAINTAIN ALL FENCES, BARRICADES AND OTHER NECESSARY 3. ALL PREMISE IDENTIFICATION SHALL BE A MINIMUM OF SIX INCHES TO MEET P ROJ ECT INFO. 2 STRUCTURE OR FRAME OF THE TEMPORARY NATURE AS MAYBE REQUIRED THE REQUIREMENT OF FFD STANDARD #7. ADD ONE INCH TO THE MINIMUM FOR THE PROTECTION OF THE PROPERTY OR THE PUBLIC ON THE STREET. SIZE FOR EVERY TEN FEET FROM THE PUBLIC STREET, WITH A FOURTEEN-INCH 13. SHOP DRAWINGS WHEN REQUIRED SHALL BE SUBMITTED TO THE ARCHITECT MAXIMUM. ARCHITECTURAL AND OWNER IN TRIPLICATE AND NO WORK SHALL COMMENCE BY THIS TRADE 4. AN APPROVED EXIT SIGN READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL SEC. SHT. UNTIL DRAWINGS ARE APPROVED AND SIGNED BY ARCHITECT AND/OR OWNER. SHALL MARK EXITS AND EXIT ACCESS DOORS. READILY VISIBLE EXIT SIGNS SHALL 1 A-1 .0 COVER SHEET 14. ANY PENETRATIONS OF OR MODIFICATIONS TO STRUCTURAL STEEL OR MARK ACCESS TO EXITS IN CASE WHERE THE EXIT OR THE PATHS OF EGRESS TRAVEL WILDFISHSEAFOOD ISLANDS FINE 2 A-2.1 EXISTING / DEMO. PLAN CONCRETE MUST BE COORDINATED WITH LOCAL MALL MANAGEMENT OFFICE. S NOT IMMEDIATELY VISIBLE TO THE OCCUPANTS. GRILLE BURDENS 3 A-3.1 PROPOSED FLOOR PLAN 6,793 SF 5,416 SF 5. FURNISHINGS, DECORATIONS OR OTHER OBJECTS SHALL NOT BE PLACED SO AS TO 4 A-3.2 EQUIPMENT PLAN REV. DATE DESCRIPTION 15. TENANT CONTRACTOR SHALL PERFORM FIRST-CLASS WORKMANSHIP OBSTRUCT EXITS, ACCESS THERETO, EGRESS THEREFROM, OR VISIBILITY THEREOF. 5 A-4.1 REFLECTED CEILING PLAN ACCEPTANCE CONTINGENT UPON LANDLORD APPROVAL. HANGING AND DRAPERIES SHALL NOT BE PLACED OVER EXIT DOORS OR OTHERWISE 6 A-5.1 EQUIPMENT AND FINISH SCHEDULES 16. ALL REUSED MATERIAL & EQUIPMENT MUST BE REFURBISHED TO BE LOCATED T CONCEAL OBSTRUCT AN EXIT. MIRRORS SHALL NOT BE PLACED ON NORTH 7 A-6.1 INTERIOR ELEVATIONS EXIT DOORS. MIRRORS SHALLLL NOT BE PLACED IN OR ADJACENT TO ANY EXIT IN SUCH dip-NA8 A-7.1 DETAILS - 1 "LIKE NEW" CONDITION. A MANNER AS TO CONFUSE THE DIRECTION OF EXIT. BISON AVENUE ®® 9 A-7.2 DETAILS - 2 17. DO NOT ABANDON ANY UTILITIES OR MATERIALS WITHIN LEASE SPACE. 6. WHEN ALTERATION REQUIRES MODIFICATION OF A FIRE-PROTECTION SYSTEM, PLANS N.T.S REMOVE BACK TO THE SOURCE. SHALL BE SUBMITTED SEPARATELY FOR PLAN REVIEW. STRUCTURAL 18. TENANT'S LEASED PREMISES MUST COMPLY WITH TITLEIII OF THE AMERICANS 1 T1 STRUCTURE TITLE PAGE WITH DISABILITIES ACT(ADA). COMPLIANCE WILL INCLUDE, BUT NOT BE 7. COMMERCIAL HOOD AND DUCT SYSTEMS, EACH REQUIRED COMMERCIAL KITCHEN 2 SN1 .1 STRUCTURE GENERAL NOTE PROJECT NAME: EXHAUST HOOD AND DUCT SYSTEM REQUIRED BY SECTION 609 OF THE 2010 CALIFORNIA SITE PLAN SCALE : N.T.S. 4 LIMITED TO THE DESIGN. CONSTRUCTION AND/OR ALTERATION OF THE 3 SN2.1 TYPICAL WOOD FRAMING NOTES & DETAILS FIRE CODE TO HAVE TYPE-1 HOOD SHALL BE PROTECTED WITH AN APPROVED AUTOMATIC LEASED PREMISES. UPON COMPLETION OF WORK TENANT OR TENANT'S 4 S1 .1 PARTIAL OF EXISTING FOUNDATION PLAN TENANT IMPROVEMENT FOR ARCHITECT MUST SUPPLY TO LANDLORD STATING THAT THE LEASED FIRE EXTINGUISHING SYSTEM INSTALLED IN ACCORDANCE WITH THIS CODE. LANDLORD: TENANT: v o rI 5 SE1 .1 EXISTING SHEAR ELEVATION WASA SUSHI PREMISES HAVE BEEN DESIGNDE AND CONTRUCTED IN ACCORDANCE AND � a ' `-r a „ , - N= IRVINE COMPANY WASA SUSHI RESTAURANT ARE IN COMPLIANCE WITH THE ADA. 1 6 tYi.anh,6„e,y, ELECTRICAL LANDLORD VENDERS: \ R 101 INNOVATION DR. 1344 BISON AVENUE, SUITE T AT THE BLUFFS 19. TENANT IS LIABLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF LANDLORDS ) ,° L I UJ IRVINE, CA 92617 NEWPORT BEACH, CA 92612 1 E-1 TITLE-24, GENERAL NOTES FIRE PROTECTION ENGINEERS DURING ORIGINAL CONSTRUCTION AND ALL * FOLLOWING LANDLORD VENDER MUST BE USED FOR FIRE SPRINKLER, 1 ` CONTACT: GINA DINAPOLI CONTACT: MR. BRONNIE LEE 2 E-2 TITLE-24 CONTINUE SUBSEQUENT FIELD INSPECTIONS. ALARM, SLAB PENETRATION SCAN WORK AND ROOF WORKS �1 �� PHONE: 949.720.3153 PHONE: - 1344 BISON AVENUE, SUITE T 3 E-3 PANEL SCHEDULE, SINGLE LINE DIAGRAM & PLOT PLAN * FIRE SPRINKLER SYSTEMS BID ALL CHOOSE ONE): o l \ ) OC10 4 E-4 POWER PLAN NEWPORT BEACH, CA 92612 20. IT IS THE RESPONSIBILITY OF THE TENANT AND THE TENANT'S ( / CONTRACTOR(S) WHEN PREPARING FOR AND PROCEEDING WITH - PACIFIC FIRE SUPPRESSION; COLIN JONES, PH: 714.502.0211 r x� \\ � 5 E-5 LIGHTING PLAN CONSTRUCTION IN THE PREMISES, TO COMPLY WITH ALL REQUIREMENTS - D.C. FIRE PROTECTION; DANIEL CORPUZ, PH: 714.309.01441 a tl 69 J ARCHITECTURAL DESIGNER: STRUCTURAL ENGINEER: 6 E-6 EMERGENCY LIGHTING PHOTOMETRIC DRAWING TITLE: OF ALL APPLICABLE LAWS CONCERNING HAZARDOUS SUBSTANCES ry 1, /j� \ d COVER SHEET IN ANY COMPONENT OF THE PREMISES DURING ITS TENANCY. * FIRE, LIFE & SAFETY SYSTEM: r -EI TEN EPISODE, INC DYER & ASSOCIATES MECHANICAL INTERFACE SYSTEMS I I -eM��, 448 S. HILL ST., STE. 515 24 EXECUTIVE PARK, STE. 200 PROJECT INFO. & 21. PROVIDE TEMPORARY CONSTRUCTION BARICADE PRIOR TO COMMENCEMENT SALES & TENANT PLAN DEVELOPMENT / EMMA DO '� t \� n LOS ANGELES, CA 90013 IRVINE, CA 92614 1 M-1 TITLE SHEET GENERAL NOTES OF CONSTRUCTION, PER INSTRUCTION OF LANDLORD AUTHORITY. PH: 562.353.4440 & 949.279.2084 C/� Q CONTACT: PETER PARK CONTACT: BRYAN BONNVILLE 2 M-2 MECHANICAL DEMOLITION PLAN gEmn 6 a -�� \ \ PHONE: 213.891 .091 1 PHONE: 949.296.8858 DO NOT FASTEN TO MALL FINISH MATERIAL. FIELD INSTALLATION COORDINATION / TERI MICHEL, PH: 714.863.5263 n "" c n 1 3 M-3 MECHANICAL FLOOR PLAN PROJECT NO.: DIRECTOR OF SERVICE & ADMINISTRATION / BRENDA WILLIAMS, PH: 562.353.4447 0 0 �L_LNLJLHii E-MAIL: peter®bluefamilyholdings.com E-MAIL: bryan.bonnville®jsdyeccom 4 M-4 MECHANICAL ROOF PLAN 10EP 2015 0001A 22. THE INSULATION AROUND THE EXISTING STEEL COLUMNS MUST NOT BE a - i B,----- - - DISTURBED AND IF THE CONTRACTOR OBSERVES ANY DAMAGE TO THEM * SUSPENDED SLAB RADIOGRAPHY (X-RAY, ULTRASONIC SCAN FOR PENETRATIONS) V',o '`-���WDBA�� 5 M-5 MECHANICAL DETAILS HE MUST INFORM THE LANDLORD'S CONSTRUCTION DEPARTMENT IMMEDIATELY. - RELIANT RESTING ENGINEERS; DENISE DeGROFF, PH: 714.556.5867 -7I-1ELECTRICAL ENGINEER: MECH. & PLUMB. ENGINEER:�-� � e PERMIT No.: 23. CABLE TRAYS AND ELECTRICAL CONDUITS SHALL BE SUPPORTED ROOFING CONSULTANT (T/I ROOF WORK INSPECTION): 151-1 It Y� M&S ELECTRICAL YMC ENGINEERING, INC. PLUMBING 4055 WILSHIRE BLVD # 526 6910 OSLO CIRCLE, STS. 105 INDEPENDENTLY OF THE CEILING. - INDEPENDENT ROOFING CONSULTANTS; PH: 949.476.8626 u PROJECT LOCATION LOS ANGELES, CA 90010 BUENA PARK, CA 90621 1 P-1 TITLE SHEET 1344 BISON AVENUE NORTH SHEET: * ROOFING BID ALL CHOOSE ONE): PHONE: 213.383.0073 PHONE: 714.562.8003 2 P-2 PLUMBING GAS & WATER PLAN 24. ROOFTOP EQUIPMENT SHALL BOT EXCEED PARAPET HEIGHT. ( / ) app 151 Z NEWPORT BEACH, CA - SAN MARINO ROOFING; MARTHA RICHTER, PH: 714.974.3070 I -ilk �; �1 ,,,� E-MAIL: mselectricalQatt.net E-MAIL: mtlassociates�att.net 3 P-3 PLUMBING WASTE & VENT PLAN - MESA ROOFING; RICHARD TOWNSEND, PH: 714.632.6929, EXT. 14 1-i t } ®® 4 P-4 PLUMBING DETAILS A=1 ■ o N.T.S - - - DRAWN BY: APPROVED BY: GENERAL NOTES 6 VICINITY MAP 5 PROJECT CONTACTS 3 SHEET INDEX DATE: g� PA2015-140 Attachment No. PC 8 - Project Plans O FLOOR PLAN LEGEND: TIENEPGODE 0 EXISTING WALL TO BE REMAINED 0I 1 OTr�UwJLCC [p EXISTINGGIIhJIF ohl,r -�1ocoT�l�n �Nc�l���,���,r6:�l�zrq ® EXISTING STOREFRONT TO BE REMAINED L O Y2G�(C315L_C5a CCS �0CY4l13 _ T1Fd1 61 -) - LEJJ - OD) J it 7W99 06 G - X370 - D6111V o � @1 iU 1100 DIg8 � � oi� D 78_5 ® ® EXISTING 1 HOUR FIRE RATE WALL PROPOSED TENANT IMPROVEMENT AREA TO BE REMAINED THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. AND IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT ® ® ® EXISTING SHEAR WALL TO BE REMAINED WRITTEN AUTHORIZATION BY PER EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED SEE STRUCTURAL PLAN FOR OPENINGS WITHOUT THEHPRIOR WRITTTTEN CONSENT OFF TEN�EP REPRODUCTION NINc THIS DOCUMENT HBE AS BEEN PREPARED TO DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT AS-BUILT OR EXISTING CONDITIONS.THE ARCHITECTURAL DESIGNER DOES NOT WARRANT ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® - IN ANY WAY THE ACCURACY OF THIS INFORMATION AND SHALT_NOT BE RESPONSIBLE FOR MY EXISTING WALL TO BE REMOVED DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. E RESTRM. NOTE: _ J p TYP. L _ J L _ J L J p TYP.TYP. L _ J o EO EXISTING DOOR(S) TO BE REMAINED - I o °� ' p o OE EXISTING STOREFRONT TO BE REMAINED TYP. I 'F - , ' p - � OI p O E _ - O L L - - - - - - - - - DEMO PLAN KEY NOTES: 1 �o NEW OPENINGS ON EXISTING SHEAR WALL 0 o TYP. YP SEE STRUCTURAL DETAIL(S) w z r O �D REMOVE EXISTING NON-BEARING WALL E _ O CHANGE OF USE - F - - - - - - FROM (E)RETAIL �p F - REMOVE EXISTING DOOR AND FRAME v f TO RESTAURANT / o — � II O REMOVE EXISTING FLOOR FINISHES - _ _ = — � -- -- - — BUILDING I ELECT. ROOM OE STORAGE NOT A PART 1 REMOVE NON-BEARING DECORATIVE COLUMNS O 0 /C80II � II � I I p �D REMOVE WALL FINISHES � > `� � `� I E FITTING RM. ' ' I / <8> REMOVE EXISTING TOILET FIXTURES I I I I I I I I 5._0" P. S'- o" SEE 2/SE1.1 SEE 2�SE TTY it1I SEE 2/SE1.1 p _ �D REMOVE PORTION OF BENCH SEATING TTY P. F - F , p TYP. F - - FL ® - =L= ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® mm ® ® ® ® ® ® ® ® ® ® ® ® ml - - _ - J _ mmmmmmmmmmmm - - - _ os SPARE NOT A — PART O (EF 0 SPARE I O ® - (E)REST RM. LF - F J_J r--- r-- r--- r-- r--- r-- --- r--- O FEMALE L - JL _ J P - - o GENERAL DEMOLITION NOTES: p (E)DINING �I AREA (E)DRY STORAGE O (E)REST RM. 1. IF ANY, REMOVE ENTIRE WALL ASSEMBLY INDICATED TO BE DEMOLISHED, MALE INCLUDING CONCEALED ELEMENTS WITHIN PARTITIONS AND ABOVE CEILING CONSTRUCTION (UNO) F7 F7 F7 F7 F7 F7 F7 F7 F7 F7 F7 F7 N `---J `---J `---J `---J `---J `---J `---J `---J `---J `---J `---J `---J II E OFFICE 2. FIELD VERIFY EXISTING CONDITIONS, PRIOR TO THE START OF DEMOLITION z OE OPERATIONS. BRING ANY DISCREPANCIES WHICH MAY SIGNIFICANTLY AFFECT I o DEMOLITION OR NEW CONSTRUCTION WORK TO THE ATTENTION OF THE N J II m E)WIH ARCHITECTURAL DESIGNER FOR REVIEW. /O O N 3. PROTECT EXISTING STRUCTURE TO REMAIN FROM DAMAGE DURING DEMOLITION L AND/OR NEW CONSTRUCTION OPERATIONS. CONDUCT DEMOLITION OPERATIONS E KITCHEN ' SO AS TO MINIMIZE THE DEVELOPMENT AND SPREAD OF DUST. F.S. REV. DATE DESCRIPTION (E)SUSHI 4. REMOVE DEMOLITION MATERIALS FROM SITE PROMPTLY AND DISPOSE OF F.S. -BAR F.D. .D. LEGALLY OFF SITE. .DO F.D. 5. DO NOT ALTER THE STRUCTURAL INTEGRITY OF THE EXISTING BUILDING OR ITS \ / j0/ ASSEMBLIES UNLESS SPECIFICALLY NOTED OTHERWISE. 6. PATCH AND REPAIR DAMAGE ARISING FROM DEMOLITION OPERATIONS TO FLOOR, WALL AND CEILING SURFACES, TO MATCH EXISTING. PATCH CHIPPED OR SPALLED CONCRETE CAUSED BY PARTITION REMOVAL. REMOVE ANY EXTRANEOUS MATERIAL AND PATCH TO MATCH ADJACENT SURFACES. PROJECT NAME: 80-2 7. DO NOT ALTER THE STRUCTURAL INTEGRITY OF THE EXISTING BUILDING OR ITS EXISTING WASA SUSHI RESTAURANT ASSEMBLIES UNLESS SPECIFICALLY NOTED OTHERWISE. TENANT IMPROVEMENT FOR 8. PATCH AND REPAIR DAMAGE ARISING FROM DEMOLITION OPERATIONS TO FLOOR, WASA SUSHI WALL AND MATCHCONCRETE LING CAUSED D BYRP RTTIONO REMOVAL.XREMOVEPANYHEXTRANEOUCHIPPEDOSRMATERALD AT THE BLUFFS AND PATCH TO MATCH ADJACENT SURFACES. 9. MAINTAIN MEANS OF EGRESS, AND KEEP FULLY SEPARATE FROM CONSTRUCTION 1344 BISON AVENUE, SUITE T AREA, AT ALL TIMES. NEWPORT BEACH, CA 92612 10. PATCH AND REPAIR OPENINGS IN AND/OR PENETRATIONS THROUGH EXISTING DRAWING TITLE: FIRE RATED ASSEMBLIES AND SMOKE BARRIER ASSEMBLIES. DEMOLITION PLAN 11. AT UNEVEN AREAS AND DEPRESSIONS IN EXISTING CONCRETE FLOOR p� CONSTRUCTION, PROVIDE CEMENTITIOUS UNDERLAYMENT AS REQUIRED TO N PROVIDE SUITABLE BASE CONDITION FOR NEW FINISH(ES) AND NEW CONSTRUCTION. DEMOLITION PLANPROJECT NO.: 1 12. COORDINATE TIMING AND HOURS OF DEMOLITION OPERATIONS WITH LANDLORD. 10EP_2015_0001A SCALE: 1/4"=V-0" 13. MINIMIZE NOISE FROM DEMOLITION OPERATIONS PARTICULARLY WHEN CONDUCTED DURING REGULAR BUSINESS HOURS. PERMIT NO.: 14, IF ANY SAWCUT SLABS ON GRADE WHERE REQUIRED TO INSTALL NEW CONDUIT, PIPING, ETC. REFER ALSO TO MECHANICAL AND ELECTRICAL DRAWINGS. PATCH AND REPAIR SLABS TO MATCH EXISTING SHEET: 15, CORE EXISTING FLOOR SLAB CONSTRUCTION WHERE REQUIRED FOR INSTALLATION ■ OF REQUIRED CONDUIT, PIPING, ETC. REFER ALSO TO MECHANICAL AND ELECTRICAL DRAWINGS. PROVIDE UL RATED FIRE SAFING ASSEMBLIES AT ALL SUCH CONDITIONS. DRAWN BY: APPROVED BY: P2 DATE: P>Jr PA2015-140 Attachment No. PC 8 - Project Plans O FLOOR PLAN LEGEND: TIENEPGODE 0 EXISTING WALL TO BE REMAINED IA- 0IMIF Dir�UwJLCC P, )L GIIhJIF ohl,r -�1ocoT�l�n �Nc�I���,���,r6:�I�zrq 78•_5' ® EXISTING STOREFRONT TO BE REMAINED dcT �«��� CCa cC4 _ d 6pL•l �] 1 - ON1 it PROPOSED TENANT IMPROVEMENT AREA 7 LJ 23 D 6 G 73 77 D - DCI it V � 6.-0„ 24'-0" 5,-8,. 12'-0" 5,_0,. 17'-6" 8'-3" o D iU 1100 � IgB � � o ,4D EXISTING 1 HOUR FIRE RATE WALL TO BE REMAINED THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. AND IS NOT i0 BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT ® ® ® EXISTING SHEAR WALL TO BE REMAINED WRITTEN AUTHORIZATION BY TEN EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED SEE STRUCTURAL PLAN FOR OPENINGS WITHOUT THE PRIOR WRITTTTEN CONSENT OFF TEN�EP REPRODUCTION NINC.THIS DOCUMENT BE MODIFIED PREPARED TO DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT AS-BUILT OR EXISTING CONDITIONS.THE ARCHITECTURAL DESIGNER DOES NOT WARRANT NEW LOW PARTITION WALL IN ANY DISCRWAY THE ACCURACY OF THIS INFORMATION AND FFNAND SHALL NOT BE TBE RESPONCOLE FOR ANY _________--- l/ A-7.2 (N)STORAGE NOTE: — CABINET — — — — — /I -------U I 1i M 3'-6" T-3" 3'— ® NEW NON-BEARING WALL L---J L---J L---J L---J L---J L---J ll✓1 X 3'-0 ;n 0" 9" I o ® BOOTH/BENCH PARTITION I I � i I F.D. (N)AREA G / F.S. 2 71 E2^ EXIT ILLUMINATED EXIT SIGNS (N)TEPAN O O IF—=r----- SEE I o x \ ip xI 2 1 PER CODE REQUIREMENTS SEE - FOR DOOR SCHEDULE [] � 6'-3" 4'—O" w ---, ---, ---, ---, ---, ---, --, ---, ---, (N)RESTRM �N)RESTRM OOI ZD FEMALE MALE ! FLOOR PLAN KEY NOTES: w E1 H/C 4 I — I THESE REFERENCE NOTES APPLY TO THIS SHEET ONLY O O O O LH�O \ / SEE BELOW NOTES AND DETAIL 5 & 6 / A-7.2 F 6° 18. 6,. 8 4. 6,. 6.. 1 O INTERNATIONAL ACCESSIBILITY a 3 A-6.1 4 0 SYMBOL AND SIGNS (CBC I I17B.5.1 .) r r r r OHO O4 TACTILE SIGNAGE 2 o j� 2 O (CBC 1011 .3 & 1117B.5.1 .) BUILDING _ J LJ ___J L___J ELECT. ROOM = 1 2 r O 2" MIN. STAIR STRIP NOT A PART IF i� I I I I I I I I I — — — — — — �' (1 1 B-504.4.1) I 1' I I I 1' I I I I OE o (N)TEPAN it ACCESSIBLE TABLE N DINING O O O 28" MIN.-34" MAX. AFF ( AREA ^ YAKI L KNEE CLEARANCE OF AT LEAE s 27" HIGH, 30" WIDE AND 19" DEEP � o I � � I l r ` - / JI ® (N)PREP, SHALL BE PROVIDED AREA I I � �- x 4'-0" F.D. MIN. CUR. 13'-9" 18'-8" � 3'— 12'-9" (N)RECEPTIO UP q SEE 2/s 1.1 — �6� _I INTERNATIONAL ACCESSIBILITY SIGNS: M / AREA 1 . AFFIX AN INTERNATIONAL ACCESSIBILITY SYMBOL ON ALL ACCESSIBLE ® ®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®® ®®e ®® ®® ®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®® ENTRANCES 11178.5.1 . NOT A 2. PROVIDE AND DETAIL TACTILE EXIT SIGNAGE PER CBC 1011 .3 AND ,< 6" 3 2" WIDE MIN. CLEAR VISUAL PART o f CONTRAST STRIP. STRIP SHALL BE 3'-0" E3 11178.5.1. IDENTIFY WORDING THAT WILL OCCUR AT EACH LOCATION. z N SLIP RESISTANT (118-504.4.1) SEE 2/SE1.1 E2 CHARACTERS SHALL BE SANS SERIF UPPERCASE ACCOMPANIED BY L ® GRADE 2 BRAILLE AND SIZED PER CBC 1117B.5.5 AND 1117B.5.6. ---, r--- ---, r--- ---, r--- ---, r--- _ _ E3 (E)REST RM. 3. IF A WALK CROSSES OR ADJOINS A VEHICULAR WAY, AND THE Li 5' 0" --- ---� p FEMALE WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILINGS OR SEE 2/SE1.1 / ; FF OTHER ELEMENTS BETWEEN THE PEDESTRIAN AREAS AND VEHICULAR RAMP SURFACE SHALL BE AREAS; THE BOUNDARY BETWEEN THE AREAS SHALL BE DEFINED BY STABLE, FIRM & SLIP RESISTANT (E)DINING MAX. A CONTINUOUS DETECTABLE WARNING WHICH IS 36 INCHES WIDE, AND SHALL COMPLY WITH K\ N O SECTION 11 B-302 AREA (E)REST RM. E DRY S ORA D E 1 COMPLYING THE CBC SECTION 11338.8.5. DETAIL PER FIGURE 11B-23A. __ -- MALE 1 2 - s - -i-___� = DETECTABLE WARNING PRODUCT APPROVAL. ONLY APPROVED DIVISION N N f- _ , N O4 T O OF THE STATE ARCHITECT, ACCESS COMPLIANCE (DS/AC) APPROVED II E OFFICE DETECTABLE WARNING PRODUCTS AND DIRECTIONAL SURFACES SHALL BE INSTALLED IN ACCORDANCE WITH CBC SECTION 1133B.8.5. THE LuN X � I� A EWH EXCEPTION FOR RAMPS STEEPER THEN 1 : 15 NO LONGER APPLIES. w w E KITCHEN REV. DATE DESCRIPTION F.S. -BAR F.S. I ® i (E)SUSHI F.D. F.D. O - - i OO - iOi iO - ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® PROJECT NAME: 9'-4" 25'-0" 45'-10" TENANT IMPROVEMENT FOR EXISTING WASA SUSHI RESTAURANT 8 -2„ WASA SUSHI AT THE BLUFFS 1344 BISON AVENUE, SUITE T NEWPORT BEACH, CA 92612 DRAWING TITLE: PROPOSED FLOOR PLAN N PROPOSED FLOOR PLAN PROJECT NO.: 1 10EP_2015_0001A SCALE: 11/4"=V-0" PERMIT NO.: SHEET: A-3 . 1 DRAWN BY: APPROVED BY: P2 DATE: g� PA2015-140 Attachment No. PC 8 - Project Plans O FLOOR PLAN LEGEND: T IENEP11SODE 0 EXISTING WALL TO BE REMAINED IA- 0IMIFOTr�UwJLCC F -eal GIIhJIF ohl,r -�1ocoT���n �Nc�l���,��L,r6:�l�Trq 78'-5" ® EXISTING STOREFRONT TO BE REMAINED �� �«��� C.[AS L7 D) _ �3p1 � L9 1i � OOE it PROPOSED TENANT IMPROVEMENT AREA 7 LJ 29 0 6 G 73 77 CT DCI it V o � @1 iU 1100 DIg8 � � oi� D EXISTING 1 HOUR FIRE RATE WALL TO BE REMAINED THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. AND IS NOT i0 BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT ® ® ® EXISTING SHEAR WALL TO BE REMAINED WRITTEN AUTHORIZATION BY PER EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED SEE STRUCTURAL PLAN FOR OPENINGS WITHOUT THEHPRIOR WRITTTTEN CONSENT OFF TEN�EP REPRODUCTION NINc THIS DOCUMENT HBE AS MODIFIED PREPARED TO DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT AS-BUILT OR EXISTING CONDITIONS.THE ARCHITECTURAL DESIGNER DOES NOT WARRANT NEW LOW PARTITION WALL IN ANY DISCRWAY THE ACCURACY OFTHISINFORMATION AND SHALL NOT BE TBE RESP NCOLE FOR ANY it 20 20 (N)STORAGE ® NEW NON—BEARING WALL / — NOTE: -- I CABINET N ET 000000 1 �� � _===�� i O 1 �_� 1===- ® �_�' ��_� � I "' ® BOOTH/BENCH PARTITION 19 18 17 16 15 14 13 12 11 10 09 08 \ / x (N)WAITINGAFs II / \ Il r 2 1 71 F E2 EXIT ILLUMINATED EXIT SIGNS AREA / (N)BAR Q )TEPA O I 7 0 I I � � PER CODE REQUIREMENTS O — III \ II-YAKIII / II ` G x \ 1 0 x 2 1 J 8111 L - J — — i 1� // / \\ Ali ® ® SEE - FOR DOOR SCHEDULE (N)RESTRM �N)RESTRM 00 FEMALE — —MALE E1 LH 1 4 �/� LANDLORD NOTE: w 3 A-6.1 4 O O N Z w H/C O4 1. BUG-EYE TYPE EMERGENCY LIGHTING OR COMBO TYPE EXIT LIGHT FIXTURE IS NOT 2 ALLOWED IN AREAS THAT ARE VISIBLE TO THE PUBLIC. USE RECESSED MOUNTED o j� CLEAR ACRYLIC BLADE EXIT SIGN AT THE STORE FRONT ENTRY. L J 11 IE J 11 IE J L BUILDING -- -- -- -- ° _ r ELECT. ROOM 2. BARRICADES CANNOT BE REMOVED UNTIL LANDLORD'S TENANT COORDINATOR HAS NOT A PART PROVIDED WRITTEN APPROVAL THAT STOREFRONT MODIFICATION WORK IS COMPLETE O � AND THE WORK IS ACCEPTED AND APPROVED AND THE TENANT IS PREPARED TO \ OPEN FOR BUSINESS. O (N)DINING ill Q YAKI I T\ I ! Vii- 06 OS 04 3. INSULATION TO EXISTING UNDERSIDE OF THE ROOF STRUCTURE FOR ALL DEMISING AREA I / \ I it / \ 1 (N)PREP. WALLS BY TENANT'S GENERAL CONTRACTOR. F_ — --�I L� — — — —�I ® AREA / 4. ANY SECURITY OR OTHER EQUIPMENT LOCATED IN THE MAIN ENTRY AREA MUST BE O O --- r--- r--- r--- r--- r--- 03 02 01 INSTALLED IN MANNER THAT IS CONCEAL FROM PUBLIC VIEW. ALL SECURITY DEVICES AND SYSTEMS SHALL BE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES. Ll(N)RECEPTION UP FREESTANDING SENSOR PEDESTALS ARE PROHIBITED. ALL WIRES MUST BE CONCEALED. AREA 20 20 z _ 5. ANY HARD LID CEILINGS AND SOFFITS CANNOT CONNECT TO THE STOREFRONT BELOW THE STOREFRONT FRAMING SYSTEM. NOT A 6. DURING THE COURSE OF TENANT IMPROVEMENT CONSTRUCTION THE TENANT / TENANT x 3 2" WIDE MIN. CLEAR VISUAL PART w CONTRAST STRIP. STRIP SHALL BE E3 GENERAL CONTRACTOR IS REQUIRED TO PUT BACK ALL FLOOR SLAB PENETRATIONS FOR z N SLIP RESISTANT (118-504.4.1) E2 PLUMBING AND ELECTRICAL LINES IN A "LEAK PROOF" CONDITION. IN ADDITION, ALL ® PLUMBING AND ELECTRICAL LINES LOCATED BEHIND THE SUSPENDED SLAB ARE REQUIRED 7 ---, r--- r---, r--- r---, r--- r---, r--- 9 F 3�0" TO BE PAINTED TO MATCH THE CEILING COLOR FOR UNDERGROUND PARKING GARAGE. REST O T ( (EFEMALEM L — — 20� 7. FOR THE AREAS NEAR THE STOREFRONT, THE USE OF SLOT TYPE HVAC REGISTERS I o o IS REQUIRED. RAMP SURFACE SHALL BE (E)DRY STORAGE STABLE, FIRM & SLIP RESISTANT (E)DINING KC 1 8. SEE DETAIL 9 TO 12 FOR WATER PROOFING DETAILS @ A-7.1 AND SHALL COMPLY WITH AREA O SECTION 116-302 13 (E)REASLTERM. 04 9. POS/CASH REGISTERS MUST BE EITHER RECESSED INTO THE COUNTER TOP AT THE 1 2 L- --- - 16'- CASH WRAP AND/OR HAVE A SCREEN TO CONCEAL THE BACKS OF THE EQUIPMENT N fo FROM PUBLIC VIEW O L---J L---J L---J L---J L---J L---J L---J L---J L---J L---J L---J L---J 1, (E)OFFICE O o4 3� O OE1 F , b 10. ACCESS PANELS SHALL BE INSTALLED IN ALL CEILING AREAS, WHICH MAY POTENTIALLY E11 REQUIRED ACCESS FOR PURPOSES OF MAINTENANCE OF MECHANICAL OR OPERATIONAL I� ® ® 8 m (E)W/H SYSTEMS AND SIGNS. ANY ACCESS PANEL TYPE DOOR SPECIFICATION MUST BE A w w L E3 10 N STYLEMARK TYPE DRYWALL CEILING ACCESS DOOR (INTERSOURCE SPECIALTIES COMPANY J l / www.intersourceco.Com). THE TENANT IMPROVEMENT PLANS MUST HAVE THIS OR A SIMILAR TYPE OF CONCEALED DRYWALL CEILING ACCESS PANEL. F.S. E KITCHEN 1 REV. DATE DESCRIPTION E710 0 E01 0 (E)SUSHI 11. IT IS TENANT'S RESPONSIBILITY TO CHECK THAT THE T.I. PLUMBING LINE WITHIN THE BAR F.S. F. .D PREMISE ARE IN GOOD WORKING ORDER. ANY REPAIRS OR LINE FAILURES INSIDE THE PREMISE ARE THE SOLE RESPONSIBILITY FOR THE TENANT TO REPAIR OR REPLACE AT O .D / / \ /E TENANT'S EXPENSE. E01 F.D. � � 3=0" -4—' 0" 4'0" Q e 0 0 0O 12. EQUIPMENT, EXHAUST FANS, AND UTILITY VENTS CANNOT BE HIGHER THAN THE PARAPET ® ® ® ® ® ® ® ® ® ®1 ® ® ® ® ® WALL IN THE ROOF WELL AREA. 04 X05 06 0 0 04 0 09 13. EQUIPMENT AND EQUIPMENT OR VENTS STOABE PLACED ATN ONLY BE MANSADRD(TILDE) ROOF E THE OWELL AREA. NO AREA. PROJECT NAME: 14. ELECTRICAL CONDUIT AND CONDENSATE DRAIN LINES MUST IMMEDIATELY PENETRATE TENANT IMPROVEMENT FOR 80,_2„ ROOF AND RUN ALONG THE UNDERSIDE OF THE ROOF STRUCTURE. ALL CONDENSATE WASH SUSHI EXISTING WASH SUSHI RESTAURANT DRAINS MUST RUN INSIDE TENANT'S PREMISES AND DRAIN TO EITHER A FLOOR SINK OR MOP SINK INSIDE THE TENANT'S PREMISES. AT THE BLUFFS 15. LANDLORD REQUIRES THAT THE TENANT UTILIZE THE LANDLORD CONSULTANT ALL ROOF WORK TO REVIEW TENANT'S DRAWINGS AND COMPLETE SITE INSPECTIONS DURING CONSTRUCTION AT THE PREMISES AT THE TENANT'S EXPENSE. 1344 BISON AVENUE, SUITE T FLOOR PLAN KEY NOTES: INTERNATIONAL ACCESSIBILITY SIGNS: CONTACT: NEWPORT BEACH, CA 92612 THESE REFERENCE NOTES APPLY TO THIS SHEET ONLY INDEPENDENT ROOFING CONSULTANTS SEE BELOW NOTES AND DETAIL 5 & 6 / A-7.2 1 . AFFIX AN INTERNATIONAL ACCESSIBILITY SYMBOL ON ALL ACCESSIBLE 1761 W. GARRY AVE. STE. 100, SANTA ANA, CA 92705 DRAWING TITLE: ENTRANCES 1117B.5.1. PH: 949.476.8626 FAX: 949.476.9810 EQUIPMENT PLAN OINTERNATIONAL ACCESSIBILITY SYMBOL AND SIGNS (CBC 11178.5.1 .) 2. PROVIDE AND DETAIL TACTILE EXIT SIGNAGE PER CBC 1011.3 AND 1117B.5.1. IDENTIFY WORDING THAT WILL OCCUR AT EACH LOCATION. pp'� TACTILE 1011GNA& 11178.5.1 .) CHARACTERS SHALL BE SANS SERIF UPPERCASE ACCOMPANIED BY N O GRADE 2 BRAILLE AND SIZED PER CBC 1117B.5.5 AND 1117B.5.6. EQUIPMENT LAN PROJECT NO.: O2" MIN. STAIR STRIP 3. IF A WALK CROSSES OR ADJOINS A VEHICULAR WAY, AND THE 10EP_2015_0001A (11B-504.4.1) WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILINGS OR SCALE: 11/4"=V-0" OTHER ELEMENTS BETWEEN THE PEDESTRIAN AREAS AND VEHICULAR PERMIT NO.: OACCESSIBLE TABLE AREAS; THE BOUNDARY BETWEEN THE AREAS SHALL BE DEFINED BY 28" MIN.-34" MAX. AFF A CONTINUOUS DETECTABLE WARNING WHICH IS 36 INCHES WIDE, KNEE CLEARANCE OF AT LEAE COMPLYING THE CBC SECTION 11338.8.5. DETAIL PER FIGURE 1113-23A. 27" HIGH, 30" WIDE AND 19" DEEP SHEET: SHALL BE PROVIDED DETECTABLE WARNING PRODUCT APPROVAL. ONLY APPROVED DIVISION OF THE STATE ARCHITECT, ACCESS COMPLIANCE (DS/AC) APPROVED �-� ■ DETECTABLE WARNING PRODUCTS AND DIRECTIONAL SURFACES SHALL 2 BE INSTALLED IN ACCORDANCE WITH CBC SECTION 1133B.8.5. THE EXCEPTION FOR RAMPS STEEPER THEN 1:15 NO LONGER APPLIES. DRAWN BY: APPROVED BY: P2 DATE: 2 PA2015-140 Attachment No. PC 8 - Project Plans O LIGHT FIXTURE LEGEND: T IENEP ODIE �ACC,IL DEEUwJF4C- F-c\I G IIIn�Jf eb6W 1ocoTOL�" §-J. �a,�,�T,rn1B,T9D 24" X 48" FLUORESCENT LIGHT FIXTURE CSUU � C;10d� � so F)MDTr1 E J9D 4 FLUORESCENT BULBS L O)� /azF315 15a CCS 90711)43 T1 M L 61 l - 001 - 001 it 79 17' 6G - X370 - DG111V RECESSED 78'-5" 10W LEDDO LIGHTING. LIGHT ➢ 0 ;r it 0 ly, 8 o N PROPOSED TENANT IMPROVEMENT AREA THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. _ V.I.F. )'f'( 4" RECESSED DOWN LIGHTING. AND Is NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT O WITH PROTECTIVE COVER ANDOOR MDoiF°ED IINTIANYBWAYENORPSHALL A'NY.REPRODUCTION DOCUMENT IS DOCUMENTRBERMomilEn WITHOUT THE PRIOR WRITTEN CONSENT OF TEN EPISODE,INC.THIS DOCUMENT HAS BEEN PREPARED TO DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT LARGE PENDANT LIGHT AS-BUILT OR EXISTING CONDITIONS.THE ARCHITECTURAL DFSICNFR DOES NOT WARRANT ® ® ® ® ® ® ® ® ® ® ® ® ® ® 1 IN ANY WAY THE ACCURACY OF THIS INFORMATION AND SHALT_NOT BE RESPONSIBLE FOR ANY 1 1 9'-0" DISC SCRAPLGHT BY GRAYPANTS DISCREPANCY BETIVEEN THIS DOCUMENT AND THE EHISTING CONDITIONS. 1 i 1 1 2 7'-6" d 7'-6" 7-0" NOTE: PENDANT LIGHT D u TEAR DROP PENDANT BY HENNEPIN MADE 4'-E 6'-0" 6'-0" 4'-6" i 11 '—O" w LOW VOLTAGE 2 i \ \ / 1x MR 16 V.I.F. HQQD HQQD 10 V-4' 3'-8" 3'-8" 3'-8" 3' 8" 3'-8" 1'-4" i i (N) E 1 (N) E-1 1 I CONCEALED LED LIGHT ------- 1 _ I I E . EQ. o EQ. EXHAUST FAN. w I 1 1 1 SEE MECHANICAL PLAN `----------- -^-----r----------------------- ----------------------- z ----------------------J I 2 O z 11 —'0" 10—'0° w 1 2 N \ / EXIT ILLUMINATED EXIT SIGNS w 1 1 1, y 2'-6" 21'-0" 2'-6" 9 -0 9 -0 PER CODE REQUIREMENTS � O - 0 1 1 0 26'-0" 3'_g" i1 1L2 1 i� 4'-0" 2 2 —1 � STYLEMARK TYPE DRYWALL CEILING ACCESS DOOR 4 I I F 14'-0' C-O" C-O" 8'-8" j'-6" 4'-6" 2'-0" 4'-6" 1'-6E FT 7 l O ` www.intersourceco.com g V.LF. 1 q BUILDING 01 O O O O ELECT. NOTROOM APARf 13'-9" 18'-8"' �� 2'-3" i \ \ / i A-7.1 \ CEILING LEGEND: o f 2o i (N)%E 1 (N)�E-1 i o 2'-0" 14'-8" 2'-0" -1 i H D H D 6'-0" 6'-0" V-4" / / \ EXISTING EXPOSED STRUCTURE 1 1 9 -0" TO BE REMAINED (VERIFY IN FIELD) 1 1 ---�•---------- ---------- ------- 1 1 o o SELECTEDFINISHOVER SMOOTH DRYWALL o w 11 '-0' `--------- -- -------J 2 ------------- 1' 6' o SEE IN SCHEDULE v 0 2 0' 6' 0" 0 6,-0" 0' RECESSED T-BAR SYSTEM ® ®a■®®®mm®eg®® am®a■®®®am®a■®®®am®a■®®®a■®eg®®®am®eg®®®a ®®®am®eg®®®a ®eg®®®am®a■®®®am®eg®® a®®®am®eg®®®ag®a■®®®ma®moo ® 3 W/ WASHABLE TILES NOT A N.I.C. N.I.C. PART N.I.C. EXISTING CEILING OL E 1 (E) (E) E 1 (E) (E) O E 1 PAINT OVER DRYWALL TO BE REMAINED (E) (E) (E) (E) (E) ; N.I.C. (E) EXISTING CEILING E2 ACRYLIC COVER TO BE REMAINED IIS �I N.I.C. N.LC. -------------------I---------- -------------------- I---------- ----------I— N.I.C. (E) II v l E 1 E 1 l" l" E2 0l" l" l" l" l" (E) II O f ------------------1----------t--------------------1----------t---------- "(E)" I� E(E) N.I.C. 20 1 FF �i N N o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 X X N.I.cE 1 II i D E (E) (E) (E) (E) Ij o j CEILING NOTES: x (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) it _ OLN.I.C. W N.I.C. — E 1 E 1 (E) 1. CEILING HEIGHT CEILING TARGET KEY REV. DATE DESCRIPTION (E) (E) (E) (E) 1 10 -0' CEILING ERE N.I.C. (REFER TOFCEILII GE LEGEND) (E) (E) E 1 (E) (E) (E) (E) (E) 2. FIRE ALARM SYSTEM IS REQUIRED. SEPARATE PERMIT REQUIRED. 3. SEE MECHANICAL PLAN FOR LAYOUT & DETAILS. ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® 4. ALL CEILING MATERIAL MUST HAVE CLASS "A" FIRE RATING 5. PROVIDE ACCESS FOR LANDLORD'S MECHANICAL EQUIPMENT PER LOCAL CODE PROJECT NAME: 80'-2" 6. GENERAL CONTRACTOR MUST CONTACT DESIGNER BEFORE DECIDING CEILING HEIGHT. EXISTING WASA SUSHI RESTAURANT TENANT IMPROVEMENT FOR LANDLORD NOTE: 7. FIRE SPRINKLER SEPARATE PERMIT REQUIRED. ' n I A ^Q SUSHI U^H 1. BUG-EYE TYPE EMERGENCY LIGHTING OR COMBO TYPE EXIT LIGHT FIXTURE IS NOT 7. FOR THE AREAS NEAR THE STOREFRONT, THE USE OF SLOT TYPE HVAC REGISTERS 14. ELECTRICAL CONDUIT AND CONDENSATE DRAIN LINES MUST IMMEDIATELY PENETRATE AT THE BLUFFS ALLOWED IN AREAS THAT ARE VISIBLE TO THE PUBLIC. USE RECESSED MOUNTED IS REQUIRED. ROOF AND RUN ALONG THE UNDERSIDE OF THE ROOF STRUCTURE. ALL CONDENSATE CLEAR ACRYLIC BLADE EXIT SIGN AT THE STORE FRONT ENTRY. DRAINS MUST RUN INSIDE TENANT'S PREMISES AND DRAIN TO EITHER A FLOOR SINK 1344 BISON AVENUE, SUITE T 8. SEE DETAIL 9 TO 12 FOR WATER PROOFING DETAILS @ A-7.1 OR MOP SINK INSIDE THE TENANT'S PREMISES. NEWPORT BEACH, CA 92612 2. BARRICADES CANNOT BE REMOVED UNTIL LANDLORD'S TENANT COORDINATOR HAS PROVIDED WRITTEN APPROVAL THAT STOREFRONT MODIFICATION WORK IS COMPLETE 9. POS/CASH REGISTERS MUST BE EITHER RECESSED INTO THE COUNTER TOP AT THE 15. LANDLORD REQUIRES THAT THE TENANT UTILIZE THE LANDLORD CONSULTANT ALL ROOF AND THE WORK IS ACCEPTED AND APPROVED AND THE TENANT IS PREPARED TO CASH WRAP AND/OR HAVE A SCREEN TO CONCEAL THE BACKS OF THE EQUIPMENT WORK TO REVIEW TENANT'S DRAWINGS AND COMPLETE SITE INSPECTIONS DURING DRAWING TITLE: OPEN FOR BUSINESS. FROM PUBLIC VIEW. CONSTRUCTION AT THE PREMISES AT THE TENANT'S EXPENSE. REFLECTED CEILING PLAN CONTACT: 3. INSULATION TO EXISTING UNDERSIDE OF THE ROOF STRUCTURE FOR ALL DEMISING 10. ACCESS PANELS SHALL BE INSTALLED IN ALL CEILING AREAS, WHICH MAY POTENTIALLY INDEPENDENT ROOFING CONSULTANTS WALLS BY TENANT'S GENERAL CONTRACTOR. REQUIRED ACCESS FOR PURPOSES OF MAINTENANCE OF MECHANICAL OR OPERATIONAL 1761 W. GARRY AVE. STE. 100, SANTA ANA, CA 92705 SYSTEMS AND SIGNS. ANY ACCESS PANEL TYPE DOOR SPECIFICATION MUST BE A PH: 949.476.8626 , FAX: 949.476.9810 4. ANY SECURITY OR OTHER EQUIPMENT LOCATED IN THE MAIN ENTRY AREA MUST BE STYLEMARK TYPE DRYWALL CEILING ACCESS DOOR (INTERSOURCE SPECIALTIES COMPANY REFLECTED CEILING PLAN PROJECT No.: INSTALLED IN MANNER THAT IS CONCEAL FROM PUBLIC VIEW. ALL SECURITY DEVICES / www.intersourcec0.com). THE TENANT IMPROVEMENT PLANS MUST HAVE THIS OR A 10EP_2015_0001A AND SYSTEMS SHALL BE INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES. SIMILAR TYPE OF CONCEALED DRYWALL CEILING ACCESS PANEL. SCALE: 1/411=11-1311 FREESTANDING SENSOR PEDESTALS ARE PROHIBITED. ALL WIRES MUST BE CONCEALED. PERMIT NO.: 11. IT IS TENANT'S RESPONSIBILITY TO CHECK THAT THE T.I. PLUMBING LINE WITHIN THE 5. ANY HARD LID CEILINGS AND SOFFITS CANNOT CONNECT TO THE STOREFRONT BELOW PREMISE ARE IN GOOD WORKING ORDER. ANY REPAIRS OR LINE FAILURES INSIDE THE THE STOREFRONT FRAMING SYSTEM. PREMISE ARE THE SOLE RESPONSIBILITY FOR THE TENANT TO REPAIR OR REPLACE AT TENANT'S EXPENSE. SHEET; 6. DURING THE COURSE OF TENANT IMPROVEMENT CONSTRUCTION THE TENANT / TENANT GENERAL CONTRACTOR IS REQUIRED TO PUT BACK ALL FLOOR SLAB PENETRATIONS FOR 12. EQUIPMENT, EXHAUST FANS, AND UTILITY VENTS CANNOT BE HIGHER THAN THE PARAPET -�■ PLUMBING AND ELECTRICAL LINES IN A "LEAK PROOF" CONDITION. IN ADDITION, ALL WALL IN THE ROOF WELL AREA. PLUMBING AND ELECTRICAL LINES LOCATED BEHIND THE SUSPENDED SLAB ARE REQUIRED TO BE PAINTED TO MATCH THE CEILING COLOR FOR UNDERGROUND PARKING GARAGE. 13. EQUIPMENT AND VENTS CAN ONLY BE INSTALLED INSIDE THE ROOF WELL AREA. NO EQUIPMENT OR VENTS TO BE PLACED AT MANSARD(TILE) ROOF AREA. DRAWN BY: APPROVED BY: P2 DATE: gg PA2015-140 Attachment No. PC 8 - Project Plans EXISTING EQUIPMENTS GD QTY. DESCRIPTION MANUFACTURER MODEL NUMBER FIN. ELECTRICAL WATER WASTE GAS SIZE(in) NOTES • VOLT Hz AMP HW CW DIR INDR BTU. L D H EO1 - (E)HAND SINK - - S.S. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED FINISH SCHEDULE: - (E)SUSHI CASE - - MFG. - - - - - - - - - _ _ EXISTING EQUIPMENT TO BE REMAINED - (E)PREP. SINK - - S.S. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED O4 - (E)STOR. SHELVING - - S.S. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINEDTIENEPGO n - IE (E)BEVERAGE REF. - - MFG. - - - - - - - - - _ _ EXISTING EQUIPMENT TO BE REMAINED - (N)DINING AREA (N)BAR (N)RESTROOMS (N)PREP. AREA (N)TEPANYAKI STATIONS (N)HALLWAY r,�-+C IL:OTFE uG [moi[��L O6 - (E)FREEZER - - MFG. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED 01 Dir,_ 10cba1VMbo CPO)lit fl LvII�J;IA EXISTING EQUIPMENT TO BE REMAINED CS U L C;10 L 1. §-1. M IT I E J 9D - (E)REFRIGERATOR - - MFG. - - - - - - - - - - - _ DOD� /a Z(C3 15 L_15, C CS 900 COY 1 4) EXISTING EQUIPMENT TO BE REMAINED PAINT OVER TYPE 'X' GYP. BOARD CEILING PAINT OVER TYPE 'X' GYP. BOARD CEILING PAINT OVER TYPE 'X' GYP. BOARD CEILING SUSPENDED CEILING TILE PAINT OVER TYPE 'X' GYP. BOARD CEILING PAINT OVER TYPE 'X' GYP. BOARD CEILING IT F. L YM 11 9 - L D) 1 - 0 T 1 i 08 - (E)HAND SINK - - S.S. - - - - - - - - - - - _ 7 CS 29 L 6 47 - a W @ - 0 XS it W O9 - (E)3COMP. SINK - - S.S. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED CEILING BEHR CODE : N270-2, COLOR: LENTIL COLOR TO BE SELECTED BY TENANT OWNER COLOR TO BE SELECTED BY TENANT OWNER WASHABLE, 2' X 4' TILES COLOR TO BE SELECTED BY TENANT OWNER COLOR TO BE SELECTED BY TENANT OWNER 10 - (E)WATER HEATER A.O. SMITH MASTER FIT MFG. - - - - - - - 199,000 - - _ EXISTING EQUIPMENT TO BE REMAINED THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. E11 - (E)EMPLOYEE LOCKERS - - MFG. - - - - - - - - _ _ _ EXISTING EQUIPMENT To BE REMAINED AT EXPOSED CEILING LIGHT COLOR / SEMI-GLOSS SEMI-GLOSS - - LIGHT COLOR / SEMI-GLOSS AND Is NOT TO BE USED 1N WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION BY TEN EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED EXISTING EQUIPMENT TO BE REMAINED AND/OR MOOTED IN ANY WAY,NOR SHALL ANY REPRODUCTION OF THIS DOCUMENT BE MODIFIED - (E)ICE MAKER HOSHIZAKI - MFG. - - - - - - - - - - - _ PAINT OVER DRYWALL PAINT OVER DRYWALL TILE FINISH MARLITE OR EQUAL GRADE FINISH N/A PAINT OVER DRYWALL PREPAREDHTO DESCRIBE1 PROPOSED CONSENT OF EPISODE, ND DOES"NOT THIS DOCUMENT EXISTING EQUIPMENT TO BE REMAINED AS-BUILT OR EXISTING CONDITIONS.THE ARCHNECTURAL DESIGNER DOES NOi WARRANT - (E)WORK TABLE - - S.S. - - - - - - - - - - - _ IN ANY WAY THE ACCURACY OF THIS INFORMATION AND SHALT_NOT BE RESPONSIBLE FOR ANY 14 - (E)FRYER - - MFG. - EXISTING EQUIPMENT TO BE REMAINED WALL PAINT COLOR TO BE SELECTED BY TENANT OWNER PAINT COLOR TO BE SELECTED BY TENANT OWNER TO BE SELECTED BY TENANT OWNER - - PAINT COLOR TO BE SELECTED BY TENANT OWNER DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. - - - - - - - - - - _ iS - (E)6 BURNERS - - MFG. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED NOTE: SEE A-6.1 ELEVATION SEE A-6.1 ELEVATION LIGHT COLOR / SEMI-GLOSS 16 - (E)U/C REF. - - MFG. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED 1� - (E)BROILER - - MFG. - - - - - - - - _ _ _ EXISTING EQUIPMENT TO BE REMAINED WOOD BASE SLIM FOOT 6" QUARRY TILE BASE (4" MIN.) 6" HT. CERAMIC BASE (4" MIN.) 6" QUARRY TILE BASE (4" MIN.) 6" QUARRY TILE BASE (4" MIN.) WOOD BASE 18 - (E)YPE1 HOOD - - S.S. - _ _ _ _ _ _ _ _ _ _ EXISTING EQUIPMENT TO BE REMAINED BASE W/ 3/8" RADIUS COVING W/ 3/8" RADIUS COVING W/ 3/8" RADIUS COVING W/ 3/8" RADIUS COVING 19 - (E)MOP SINK - - - _ _ _ _ _ _ _ _ _ _ _ EXISTING EQUIPMENT TO BE REMAINED 20 - (E)AIR CURTAIN - - - - - - - - - - - _ _ _ EXISTING EQUIPMENT To BE REMAINED - SEE 3/A-7.1 FOR DETAIL SEE 3/A-7.1 FOR DETAIL SEE 3/A-7.1 FOR DETAIL SEE 3/A-7.1 FOR DETAIL - DOOR ACTIVATE DARK WALNUT CONCRETE 4" X 4" QUARRY 6" X 6" CERAMIC TILE 4" X 4" QUARRY 4" X 4" QUARRY DARK WALNUT CONCRETE NEW EQUIPMENTS FLOOR ACID STAIN FINISH SEE WATERPROOFING DETAILS ® 9 TO 72 / A-7.7 TO BE SELECTED BY TENANT OWNER SEE WATERPROOFING DETAILS ® 9 TO 72 / A-7.7 SEE WATERPROOFING DETAILS ® 9 TO 72 / A-7.7 ACID STAIN FINISH ELECTRICAL WATER WASTE GAS SIZE(in) QTY. DESCRIPTION MANUFACTURER MODEL NUMBER FIN. VOLT Hz AMP HW CW DIR INDR BTU. L D H NOTES PEBBLE STONE FLOORING - - - - - 01 1 HAND SINK ADVANCE TABOO 7-PS-80 S.S. - - - 1/2" 1/2" X - - - - _ PROVIDE TOWEL & SOANECESSARYP DISPENSER 6" SPLASH 02 1 PREP. SINK ADVANCE TABOO - S.S. - - - 1/2" 7 - X - - _ _ MIN. 18"X18"X12" COMPARTMENT SIZE / W/GOOSENECK FAUCET DRAIN TO FLOOR SINK 03 1 WORK TABLE GSW - S.S. - - - - - FINISH SCHEDULE NOTES: 04 1 REACH-IN FREEZER TRUE T49 OR EQUAL MFG. 115 6 5.8 - - - - - - _ _ SELF-CONTAINED OS 1 REACH-IN REF. TRUE T72 OR EQUAL MFG. 115 6 9.6 - - - - - - _ _ SELF-CONTAINED 1 . ALL INTERIOR FINISH SHALL BE CLASS-A RATING. 06 1 U/C REF. TRUE TUC-60 OR EQUAL MFG. 115 60 - - - - - - _ _ _ SELF-CONTAINED 2. ALL FLOOR TRANSITIONS MUST BE FLUSH. 07 4 GRIDDLE IMPERIAL RANGE ITY-36 MFG. - - - - - - - 30,000 36 24 - - 3. ALL INTERIOR DRYWALL FINISH SHALL BE SEMI-GLOSS. EXCEPT AS NOTED. ALL MOLDING/DOOR FRAME FINISHES SHALL BE SEMI-GLOSS PAINT. EXCEPT AS NOTED. 08 1 WINE DISPENSER MICRO MATIC MDD23WS MFG. 115 60 2.7 - - - - - _ _ _ SELF-CONTAINED 4. SEE 3/A-7.1 FOR COVED BASE INSTALLATION. 09 1 CUSTOM WORKTABLE CUSTOM NSF CERT. S.S. - - - - - - - - - - - -_ 5. SEE WATERPROOFING DETAILS Q 9 TO 12 / A-7.1 10 1 UNDERBAR REF. TRUE TBB-24-60G-SD-LG MFG. 115 60 4.7 11 1 3-COMP BAR SINK KROWNE 18-53C S.S. - - - 1/2" 7 - X - - _ _ 10"x14"x10" COMPARTMENT SINKS / W/ 12" DRAIN BOARDS AND MIT. BACKSPLASH 12 1 U/C GLASS WASHER CMA DISHMACHINES GL-X MFG. 115 - 16 - - - X 13 1 WORK TABLE GSW - S.S. - - - 14 1 ICE MAKER ICE-O-MATIC - MFG. 115 - - - - - X 15 1 ICE BIN KROWNE 18-36-7 S.S. - - - - - - X 16 1 BEER DISPENSER TRUE TDD-4 MFG. 115 60 9.1 - - - - - - - - - 17 1 BAR HAND SINK KROWNE 18-1 C S.S. - - - /2° /2° X - - - _ _ INSTALL WITH SPLASH GUARD FINISH SCHEDULE 2 18 1 SODA GUN - - MFG. - - - - - 19 1 WORK TABLE GSW - S.S. - - - - - - - - - - - - -------------- ---------- ------------ DOOR SCHEDULE: 20 4 TYPE-1 HOOD - - S.S. - 60 54 - CAPTIVE AIRE SYSTEMS -------------- ---------------------------------- E21 1 AIR CURTAIN MARS - MFG. 115 _ _ _ _ - - o AI R 1 DOOR OPENING DOOR DOOR FIRE DOOR FRAME HARDWARE AND DOOR NO. THICKNESS TYPE RATE MATERIAL MATERIAL REMARKS WIDTH HEIGHT E1 6'-0" 7'-0" 1-3/4" EXISTING TEMPERED GLASS EXISTING *LETTER SIGN WITH 1 INCH HIGH ON A CONTRASTING BACKGROUND/ EQUIPMENTS NOTES: O W/ ALUMINUM FRAME INSTALL SELF-CLOSER E2 3'-0" 7'-0" 1-3 4 EXISTING HOLLOW EXISTING EXISTING DOOR TO BE REMAIN 1. FINISHES IN ALL AREAS, OTHER THAN THE CUSTOMER WAITING OR DINING AREAS, / METAL INSTALL DOOR ACTIVATE AIR CURTAIN MUST BE SMOOTH, NON-ABSORBENT, EASILY CLEANABLE AND DURABLE MATERIALS. HOLLOW WOOD EXISTING DOOR TO BE REMAIN 2. THE COOKING EQUIPMENT MUST BE SPACED SIX INCHES APART AND FROM E3 3'-0" 7'-0" 1-3/4" /ti NONE W/ ALUMINUM FRAME ALUMINUM _ ADJACENT WALLS. HOLLOW WOOD 3. THE COOKING EQUIPMENT MUST BE EQUIPPED WITH COMMERCIAL CASTERS AND O1 2'-10" 7'-0" 1-3/4° /77 NONE W/ ALUMINUM FRAME ALUMINUM RESTROOM DOORS. INSTALL WITH SELF-CLOSER. QUICK DISCONNECT GAS LINES. 4. MINIMUM SIZE FOR ALL DRAIN BOARDS ARE 18" X 18". 5. ALL EQUIPMENT, INCLUDING SHELVING, MUST SUPPORTED BY SIX INCH HIGH EASILY DOOR TYPES: DOOR NOTES: CLEANABLE LEGS OR COMMERCIAL CASTERS. REV. DATE DESCRIPTION 6. TWO INCHES OF AIR SPACE MUST BE REQUIRED BETWEEN SINK AND SPLASH GUARD. 1 . *LETTER SIGN STATING: MINIMUM SPLASH GUARD HEIGHT TO BE SIX INCHES. "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED' (CFC 1008.1 .9.3) 7. ALL UTENSIL SINKS AND PREP-SINK TO BE INSTALLED WITH GOOSE NECK FAUCET. 2. AFFIX AN INTERNATIONAL ACCESSIBILITY SYMBOL 8. PROVIDE SOAP AND PAPER TOWEL DISPENSERS AT ALL HAND SINK. ON ALL ACCESSIBLE ENTRANCES 1117B.5.1 . 9. PROVIDE A AIR-CURTAIN FOR DELIVERY DOOR. 3. ALL GLAZING IN DOORS SHALL BE TEMPERED GLASS. (TYP.) 10. PROVIDED OF 33 LINEAR FEET OF DRY STORAGE SHELVINGS. 6 PROJECT NAME: TENANT IMPROVEMENT FOR /\ WASA SUSHI AT THE BLUFFS 1344 BISON AVENUE, SUITE T NEWPORT BEACH, CA 92612 / TEMP. TEMP. \ / / DRAWING TITLE: EQUIPMENT SCHEDULE DOOR & FINISH SCHEDULE PROJECT NO.: 10EP 2015 0001A PERMIT NO.: SHEET: IL 6'-0" 3'-0" 3'-0" I II 111 A-5 . l DRAWN BY: APPROVED BY: EQUIPMENT SCHEDULE (31 DOOR SCHEDULE 1 DATE: g9 PA2015-140 Attachment No. PC 8 - Project Plans O T IENEPGDIE AArcl DE��v FSC- F —caI�GIIG�� 8 15 1 6 15 6 11 15 8 6 r,- �ucT�,�o TN c�I���,��v ;F,� eb6W §� and so §911,11 Ea6 Lci Y2zrC315L-15 a cra CE)0COY� IT F. 91 -) 0 L9 'i cD) � a A n INTERIOR ELEVATION KEY NOTES u, tt o Asia - a � c � D G ;iV v � _ � aOpp Iv1 11 UD ❑ TRAFFGMASTER HAN DSGRAPED SARATOGA HICKORY THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN 1 INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. LAMINATE WALL COVER AND IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION BY PER EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED - - ANDOOR MODIFlED IN ANY WAY,NOR SHALL ANY REPRODUCTION OF THIS DOCUMENT BE MODIFIED WITHOUT THE PRIOR WRITTEN CONSENT OF TEN EPISODE,INC.THIS DOCUMENT HAS BEEN PREPARED 7D DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT ❑ 3FORM — AS–BUILT OR EM IN coNONI0NO.THE ARCHITECTURAL DFSIFR DOES Nor WARRANT LI (NT N AMY WAY THE ACCURACY OF THIS INFORMATION AND SHALT-NOT BE RESPONSIBLE FOR ANY (NHOOD-1 =_ __ ___— (N)TYPE-1 — � �- - - � VITAMIN C PRESSED PANEL DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. HOODPE-1OD HOOD NOTE: 3FORM - VARIA ECORESIN WAVE TEXTURES OP �OFAUX- — OP� T0 - O\N O\N BRICKS HAY = == = == = = PREP. REA == SUSHI BAR SUSHI BAR ❑ COLONIAL TAN CHESTNUT BROWN METALLIC PAINT GRAPHITE L GE/SILVER COLORWALL PAPER 9 14 12 7 12 9 14 12 14 9 12 13 12 ❑ WALL TILE 4'-0" WHITE JAMAICA NACAR MIN. CLR. IflCEILING PAIN - BEHR CODE : N270-2, COLOR: LENTIL ONTETOP INTERIOR ELEVATION INTERIOR ELEVATION 2 D NAT RAL QUARTZITE SCALE: 1/4"=1'-0" SCALE: 1/4"=1'-0" PENDANT LIGHT 10 DISC SCRAPLIGHT BY GRAYPANTS 11 PENDANT LIGHT TEARDROP PENDANT BY HENNEPIN MADE 12 4" WOOD BASE 13 6" HEIGHT RAMP 1 :12 MAX. SLOPE 14 TEPANYAKI TABLE 15 TYPE 'X' GYP. BOARD 1 11 10 8 1 1 8 1 2 1 1 15 8 1 n n REV. DATE DESCRIPTION —WWWOR/ FI — — — — — — — — — (N)lYPE-1 (N)TYPE-1 n HOOD HOOD O r✓ � f Y"i ✓fir r ! f✓? jl jl o O O .;�. T��Vr �. �. /j. �( �T,�Vr r. ✓��.��Ji� f. r. Y�l ��✓j /r. , r'� T. j o PROJECT NAME: TENANT IMPROVEMENT FOR L=Q Ls WASA SUSHI I it I till AT THE BLUFFS 1344 BISON AVENUE, SUITE T 1 1 12 2 4 3 3 4 2 14 9 12 NEWPORT BEACH, CA 92612 DRAWING TITLE: INTERIOR ELEVATIONS INTERIOR ELEVATION 3 INTERIOR ELEVATION PROJECT .: 10EP_201 5_0001A SCALE: 1/4"=1'-0" SCALE: 1/4"=1'-0" PERMIT NO.: SHEET: A-6 . 1 DRAWN BY: APPROVED BY: P2 DATE: 9L) PA2015-140 Attachment No. PC 8 - Project Plans MER-KRETEHYDRO-GUARD ONE PORCELAIN FLOOR DRAINS } NILE SET OVER MERARETE CEMENT BOARD/MOLD RESISTANT MODELS pF0237612377 1 1 LATEX 20OWITH211 FILLER GP DENS SHIELD BOARD MANUFACTURE BY ZURN OVER MEMBRANE >r PIPE PENETRATION WALL o 0 0 0 POLYURETHANE SEALANT POURABLE URETHANE SEALER (MER-KO PUC 1000) ' THINSET MER-INE'fE 7010 MERTT+ANE5 NIS / MAX. K • —1 MER07ETEPNS40LSFFAOHERN6 + + 3 8" MIN. CLEAR SLOPE_ FLASHING) / / C OSS OR MAIN RUNNER 5 8" TYPE X' GYP. BD. SLOPE BOTH SIDES j C/8" RADIUS MIN. COVE BASE o SEALANT _ /,ll � 5 BOTH SIDES12•M GUM •M�lx2. TIENEn2 nn # HYDRO /� s � OIL�CVC � /' I N CHANNEL G� 11A'1J� ol�lTr- 3ocoT���n T�c�I���,T��,r/:�II�T�� CONCRETE SLAB -r� MER-KRETE HYDRO-GUARD 2000—1 j CEMENT BOARD I MOD ROONE JAMB ANCHORS / / CS6 L9 I� H 0 d� � J" �9 IT 1 E J 6, cEnEvreoaRn2ManRESISTANT MIN. 3 PER SIDE L,L-0) Y2z(C3L5L_L5a CLS 9)0011)1]4) GP GENS SHIELD BOARD SLIM FOOT BASE d Y3 6 G 0 77 6 - o r 6 t STUD 4'-0• 12'-0"(YC. PLAN STUD FINISH PER CODE 7 & 29 o DCS GS 73 7 �) L1 K;f 1 77 T V�WAJJ. CONCRETE FLOOR 6 N , it o a I, 0 " ,11 UD ry DESIGN MINIMUM #9 GAUGE WIRE EXPANSIXPANBIONJOIMPEAnLECOUNCIL C-SLIM FOOT COVE BASE WI CONC.FLOOR OF AMERICA GUIDELINES _ THIS DOCUMENT AND THE IDEAS AND DESIGNS INCORPORATED HEREIN AS AN TRESET OVQi MER-IOtETE INSTRUMENT OF PROFESSIONAL SERVICE IS THE PROPERTY OF TEN EPISODE, INC. LATEX2MwTiH211 FILLER �' AND IS NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT / OVER R¢AIBRANE 45 WRITTEN AUTHORIZATION BY TEN EPISODE,INC.THIS DOCUMENT IS NOT TO BE REPRODUCED / THNSETMERKRIETE 7010 HOLLOW METAL I 1 ANDAR MODIFIED IN ANY WAY,NOR SHALL ANY REPRODUCTION OF THIS DOCUMENT BE MODIFIED SEE WALL DETAIL DOOR FRAMEY 1 WITHOUT THE PRIOR WRITTEN CONSENT OF TEN EPISODE,INC.THIS DOCUMENT HAS BEEN _ _ MER491M HYDRO-GUARD 2000 / ���� 8 TIP. PREPARED N DESCRIBE PROPOSED NEVI WORK AND DOES NOT NECESSARILY REPRESENT -.: CONCRETE SLAB 0.75" TYP. - - AS-BUILT OR EXISTING CONDITIONS.THE ARCHITECTURAL DESIGNER DOES NOT WARRANT ! ^ N ANY WAY THE ACCURACY OF THIS INFORMATION AND SHALT_NOT BE RESPONSIBLE FOR AID' NOTES WALL TILE CEILING NOTE: DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. 1. TREINSTAlLAT10NPER TILE COUNCIL OFAMERICABANSA 2. MORTAR BED SMALL BE MER41ERETE"UNDER-LAY IrrNO MASnCBENEATH°C'CFMME / 1. TYPICAL CEILING NOTE: PARTSYSTEAI. NOTES: SUSPENSION SYSTEM 3. PROVIDE FOAM FILLER IFREQUIREDAROUND RPE 7. RLElNBTALLAINJNPFRiRECDUNCJLOFAMERICASAN51. / W APPROVED CEILING PENETRATION FOR CLOSING LARGE OPENINGS. 2. P�SAq�SHALLSEM04A0MMTNDER{AYL°1W0 ]. PROVIDEFOAMRLLERTFREQUIRmAROUNDPIPE j.: 3/8" RADIUS MIN. 2ER T� TWOADJACENTWALL PROVIDE FOAM FILLERMREOUBREDAR UNDPI COVE BASE _ TO CEILING MAIN & CROSS is ELEVATION RUNNERS FLOOR SINK WATER PROOFING SCALE: N.T.S. 7 2 WALL TO FLOOR WATER PROOFING SCALE: N.T.S. 7 O DOOR FRAME - JAMB DETAIL SCALE: N.T.S. 7 j °(MIN.I SUSPENDED T-BAR FRAMING WEEP HOLES VERTICAL STRUT AT 12'-0" O.C. TILE SET OVER MER-KRETE COMPRESSION STRUTS: STEEL SECTION WITH L/R RATIO OF 200 MAXIMUM. ATTACH TO MAIN RUNNERS OVEMEMB THz11RUER TILE GROUT WITH 1�4' MACHINE BOLT & TO STRUCTURE W/ 3/16" FLOOR SINK DRAINS BY JR n T SMITH MODELil2D0q-LIDC) OVER MEMBRANE �t ,., CONCRETE FLOOR DIAMET R POWDER-DRIVEN STUD. COMPRESSIONS RUT THINSET MER-KRETE 7070 ''! f ti Y�"� "° TILE SET OYER MER-KREfE700 SHALL NOT REPLACE HANGER WIRE. CRUSHED TILE OR STONE \ ,Fr Sr ° °c SERIES THINSET OVER MEMBRANE 12 GA. BRACING WIRE W/ SLOPE \ SLOPEBOT DS OF WIRE TYPICAL t r } MIN.H4ETIGH 4 I ""' `�1,° SEE WALL DETAIL WIREA@V4RTOAEA.AWAY W/ �4 a I T r � Fy ,try 4 Y rs y r< " }�, } MIN. 3 TIGHT TURNS IN 1 1 2" Alt W BOTH ENDS OF WIRE TYPICAL. } F ` 5/8" TYPE 'X' GYP. BD. BOTH SIDES WALL qLt L",- CONCRETE SLAB CONCRETE SLAB_______ MERHOUA ETE HYDRO-GRD 2000 \ •` , `1° '' ` n, 1� z„ °D., _ 4kF � v° °' 3/8„ RADIUS MIN. SEALANT j COVE BASE BOTH SIDES / ° MEFUNRETE HYDRO-GUARD 2000 /: 45" ,� �• \ / e' TILE FINISH 45MAX. °MINI TYP. TNINSET MERJQRIETE 7010 NOTES., HOLLOW METAL TILE GROUT MAIN RUN ER 7. rnEAvs7AuanoNPERTREcouncuofAMERrcaaansL NOTES: DOOR FRAME ESR-2631 ER 2 MORTAR BED SHALL BEMER-XREFE"VNDER-LAYM'TWO 1. 71LEINSTALATIONPER TILE COUNCIL OFAMERICA B CONCRETE FLOOR PART SYSTEM. ANSI. I PROVIDE FOAM FILLER IF REQUIRMAROUND PIPE 2. MORTAR BED SHALL BE MER-PRETE'UNDER-LAY'M PENETRAnOMFOR CLOSING LARGE OPENINGS. Two PART SYSTEM. A-COVE BASE WITH TILE FLOOR CROSS RUNNER ESR-2631(ER-1905) LATERAL BRACING FLOOR DRAIN WATER PROOFING SCALE: N.T.S. 7 FLOOR WATER PROOFING SCALE: N.T.S. 9 DOOR FRAME - HEAD DETAIL SCALE: N.T.S. 6 COVE BASE DETAIL(TYP.) SCALE: N.T.S. 3 CHICAGO METALLIC CORP. CEILING SUSPENSION HANGER WIRE CLIP 2x BLOCKING (E)CEILING JOIST (E)BUILT-UP ROOF (E)ROOF JOIST �;l 3._8.. QUARTZITE TOP STRUCTURAL FRAMING OOVVER PLYWOOD SHEATHING2'-6" PROVIDE # 12 WIRE BRACING #12 GA. WIRE TIES @ 48" OC 2x BLOCKING (E)ROOF JOIST / / (17" MIN). WITHIN 2' OF INTERS. AT EA. VERTICAL (1:6 SLANT MAX) @ 24" O.C. TYP. / / 4-16d NAILS 96 SQ.FT. OF CLG. AREA PROVIDE 1 TIE @ 6 MAX / TYP. SIMPSON A35 @ I 2x4 STAGGERED / EA. LOCKING FROM ENDS BRACING @ 48"O.C. / 2-LAYER 3/4" AND 2x S;TUDS @ ____ / / 5/8' PLYWOOD 16" O.C. SIMPSON STANDARD 1/4" X 2" X 6" X 12" JOIST HANGER TYR. / / STTEEL ANGLE @ 48" O.C. o HANGER WIRE 2x4 STUD x f V T-BAR RUNNER @ 24"O.C, W / 2X4 WD STUD +I _ _ / 4-16d @ 16" O.C. 5/8" GYP. BD. @ /j/ 5/8" TYPE 'X' GYP. BOARD M BOTF SIDE STUD PERPENDICULAR TO JOIST / / LAMINATED BIRCH OVER 1/2" PLYWOOD 2x P.T. WOOD SILL PLATE NOTE: REV. DATE DESCRIPTION 5/8" TYPE 'X' GYP. BD. T-BAR CEILING / WITH 0 HILTI DS-72 1.) PROVIDE # 12 GA. WIRE AT EACH SHOT INS @ 48" O.C. LIGHT FIXTURE CORNER TILE BASE OR QUAL 2.) ARMSTRONG CEILING TILE (E)BUILT-UP ROOF f' 12 GA. WIRE T-BAR DETAILS OVER PLYWOOD 2x4 STUD SHEATHING @ 24"O.C. 0 @ 4'-0" O.C. (E)ROOF JOIST 5/8" TYPE 'X' (E)CONCRETE FLOOR 8" MAX. AT GYP. BOARD 3-16d NAILS 1. PERIMETER WALL TYP STUD PARALLEL TO JOIST -6' 8'-0" 1'-6" H/C COUNTER DETAIL SCALE: N.T.S. S 2x BLOCKING - PROJECT NAME: 2" WALL ANGLE 2x4 STUD (E)CEILING JOIST TENANT IMPROVEMENT FOR @ 24"O.C. 0.75" TYP. EXISTING DEMISING WALL QUARTZITE TOP MAIN, RUNNER TEES w = WASA SUSHI 3'-0" 2' MIN. _ @ 4 -0 O.C. CO AT THE BLUFFS 2x4 STUD -O" 2'-O" CO = @/24"O.C. SEE FINISH SCHEDULE CROSS TEES @ 2'-0" O.C. o W 4-16d EA."""SONOCKING @ TILE W/SQUARE EDGES z w 1344 BISON AVENUE, SUITE T STUD PARALLEL TO JOIST SHELVINGS `` u NEWPORT BEACH, CA 92612 S.S. SPLASH BOARD 3'-0" S.S. COUNTER TOP 2-LAYER 3/4" AND 16„S;TOUC. @ � o SOFFIT SUPPORT CONNECTIONS TO 2. 0.. 5/8” PLYWOOD DRAWING TITLE: 2_6 EXISITNG ROOF STRUCTURE ABOVE • .. 1'-0•' _ 2'-O" SUSPENDED CEILING: SUSPENDED ACOUSTICAL CEILING SYSTEMS SHALL BE INSTALLED ACCORDANCE DETAILS-1 o WITH THE PROVISIONS OF ASTM C635 AND ASTM C636. SEE 1613.1. AND SECTION 803.9 OF CBC. PER ASCE 7-05, SECTION 13.5.6.2.2 SHOW AND/OR SPECIFY FOLLOWINGS: - q 2'-O" " X 2" X 6" X 12" +I 5/8' GYP. BD. @ 1. HEAVY DUTY T-BAR GRID SYSTEM SHALL BE USED. MEEL ANGLE @ 48" O.C. BOT SIDE 2. THE WIDTH OF THE PERIMETER SUPPORTING CLOSURE ANGLE SHALL BE NOT LESS THAN PROJECT No.: S.S. FINISH 2X4 WD STUD 2 IN. IN EACH ORTHOGONAL HORIZONTAL DIRECTION, ONE END OF THE CEILING GRID SHALL 10EP_2015_0001A 2x F.T. WOOD SILL PLATE BE ATTACHED TO THE CLOSURE ANGLE. THE OTHER END IN EACH HORIZONTAL DIRECTION o I I @ 16" O.C. WITH 3V 0 HILTI DS-72 SHALL HAVE A 0.75 INCH CLEARANCE FROM THE WALL AND SHALL REST UPON AND BE BAR EQUIPMENT I BAR EQUIPMENT I BAR EQUIPMENT SHOT PINS @ 48" O.C. FREE TO SLIDE ON A CLOSURE ANGLE. LAMINATED BIRCH I I OR EQUAL PERMIT NO.: OVER 1/2" PLYWOOD 3. EXCEPT WHERE RIGID BRACES ARE USED LIMIT LATERAL DEFLECTIONS, SPRINKLER HEADS AND OTHER PENETRATIONS SHALL A 2" OVERSIZE RING, SLEEVE, OR ADAPTER THROUGH THE 5/8" TYPE 'X' GYP. BD. CEILING TILE TO ALLOW FOR FREE MOVEMENT OF AT LEAST 1" IN ALL HORIZONTAL DIRECTIONS. co n� uE 1"U I ALTERNATIVELY, A SWING JOINT THAT CAN ACCOMMODATE 1" OF CEILING MOVEMENT IN ALL SHEET: TILE BASE (E)CONCRETE FLOOR HORI OXT L DIRECTIONS IN PERMITTED TO BE PROVIDED AT THE TOP OF THE SPRINKLER EAD^ COVE TILE BASE STUD PERPENDICULAR TO JOIST 4. SPECIAL INSPECTION OF ITS INSTALLATION IS REQUIRED. _ � SUSPENDED T-BAR CEILING DRAWN BY: APPROVED BY: P2 BAR SOFFIT DETAIL SCALE: N.T.S. (8] BAR SECTION DETAIL SCALE: N.T.S. (4] WALL SECTION DETAIL (TYP.) SCALE: N.T.S. (2] SUSPENDED CEILING DETAIL SCALE: N.T.S. 1 DATE: 91 PA2015-140 Attachment No. PC 8 - Project Plans � THE STRUCTURAL STRENGTH OF GRAB BARS, TUB AND p / SHOWER SEATS, FASTENERS, AND MOUNTING DEVICES SHALL MEET THE FOLLOWING SPECIFICATIONS: (1115B.7.2) 1 1/4" 1 1/" //iii / -- ,fir' ,' ,: F,: �/": ✓fir' TO 1 1 2" ALUMINUM O00000iio��i O / j j i r j�� THE 1. MAXIMUM NG TBENDING MOME RESS IN A N SROM AR THEEAPPLICATION THRESHOLD AT INDUCED BY / ; (E)FIN. FLOOR � , OFA 250-LB POINT LOAD SHALL BE LESS THAN THE / i SLAB i %/// O O �� �� � � � ALLOWABLE STRESS FOR THE MATERIAL OF THE GRAB BAR -/ FINGRADEZ OR SEAT. (1115B.7.2.1). � I I I I -�r�'-��"' O ■DISPLAY CONDITIONS INTERNATIONAL SYMBOL OF ACCESS ■PROPORTIONS INTERNATIONAL ■INTERNATIONAL TDD SYMBOL ■INTERNATIONAL SYMBOL 2. SHEAR STRESS INDUCED IN A GRAB BAR OR SEAT BY T � N E � � � OD � SYMBOL OF ACCESSIBILITY OF ACCESS FOR HEARING LOSS THE APPLICATION OF A 250-LB POINT LOAD SHALL BE 1A{rc lLDirLUw NJ LSC F'.-ca In1G II In�J� LESS THAN THE ALLOWABLE SHEAR STRESS FOR THE / 1. SIGNAGE CHARACTER PROPORTION: LETTER AND NUMBER ON SIGNS SHALL HAVE A WIDTH TO HEIGHT RATIO BETWEEN MATERIAL OF THE GRAB BAR OR SEAT, AND ITS MOUNTING / 01 I1rOcoT6tMb o GNc�Iit JILvt;\InN1 v 3:5 AND 1:1 AND A STROKE WIDTH TO HEIGHT RATIO BETWEEN 1:5 AND 1:10 USING AN UPPERCASE "X" FOR MEASUREMENT. BRACKET OR OTHER SUPPORT IS CONSIDERED TO BE / eb63 � HOD.]. §'J. §MODr1 E J6D FULLY RESTRAINED, THEN DIRECT AND TORSIONAL SHEAR d VERIFY WITH OWNER FOR ANY PERMANENT ROOM DESIGNATION SIGNAGE PROVIDED. 7 Y2z(3L5LC7 CCS 9107117413 STRESSES SHALL NOT EXCEED THE ALLOWABLE SHEAR T d ?9 1 -) - L9 0 1 - p 0 1 it STRESS. 1115B.7.2.2 _ ( ) / putt 0s - a 77c - cs ;lV 2. OVERHEAD SIGNS: CHARACTERS AND NUMBERS ON OVERHEAD SIGNS SHALL BE SIZED ACCORDING TO THE VIEWING DISTANCE FROM 6" 3. SHEAR FORCE INDUCED IN FASTENER OR MOUNTING / 3 iU 'il 0 Ip 8 0 WHICH THEY ARE TO BE READ. THE MINIMUM HEIGHT IS MEASURED USING AN UPPER CASE X, LOWER CASE CHARACTERS ARE PERMITTED. -/ p DEVICES FROM THE APPLICATION OF A 250-LB POINT GRAB BAR SHALL 3 3 LOAD SHALL BE LESS THAN THE ALLOWABLE LATERAL LOAD / p p 3. PICTOGRAMS: LETTERS AND NUMERALS SHALL BE RAISED 1/32" UPPER CASE, SANS SERIF OR SIMPLE SERIF TYPE AND SHALL BE SUPPORT ) Ib THIS INSTRUMENT OF AND THE IDEAS AND DESIGNS PROPERTY IT TD NEPER As AN OF EITHER THE FASTENER OR MOUNTING DEVICE OR THE INSTRUMENT of PROFESSIONAL SERVICE Is THE PROPERTv OF TEN EPISODE, INC. Q Q p ACCOMPANIED WITH GRADE 2 BRAILLE. RAISED CHARACTERS SHALL BE AT LEAST 5/8" HIGH, BUT NO HIGHER THAN 2". PICTOGRAMS SUPPORTING STRUCTURE, WHICHEVER HAS THE SMALLER (113.50 kg) AND Is NOT TO BE USED IN WHOLE OR IN PART FOR ANY OTHER PROJECT WITHOUT SHALL BE ACCOMPANIED BY THE EQUIVALENT VERBAL DESCRIPTION PLACED DIRECTLY BELOW THE PICTOGRAM. THE BORDER DIMENSION 5/8" HIGH MIN. LETTERS ALLOWABLE LOAD. (1115B.7.2.3) WAITED AUTHORIZATION BY PER EPISODE,INC.THIS DOCUMENT Is NOT TO BE REPRODUCED - RAISED 1/32" MIN. ABOVE ANDOOR MODIFIED IN ANY WAY,NOR SHALL ANY REPRODUCTION OF THIS DOCUMENT BE MODIFIED OF THE PICTOGRAMS SHALL BE 6" MINIMUM IN HEIGHT. WITHOUT THE PRIOR ARMED CONSENT of TEN EPISODE,INC.THIS DOCUMENT HAS BEEN SURFACE. XIT 4. TENSILE FORCE INDUCED IN A FASTENER BY A DIRECT PREPARED TO DESCRIBE PROPOSED NEW WORK AND DOES NOT NECESSARILY REPRESENT 4. THE CHARACTERS AND BACKGROUND OF SIGNS SHALL BE EGGSHELL, MATTE, OR OTHER NON-GLARE FINISH. CHARACTERS AND SYMBOLS TENSION FORCE OF 250-LB POINT LOAD, PLUS THE As-BELL OR EACCXISTINB coOF THIS I THE ARCHITECTURAL SAL DNOTBER Does NOT WARRANT `; IN-ANYBU WAY THE ACCURACY OF THIS INFORMATION AND SHALL NOT BE RESPONSIBLE NOT FOR AID' p MAXIMUM MOMENT FROM THE APPLICATION OF A 250-LB DISCREPANCY BETWEEN THIS DOCUMENT AND THE EXISTING CONDITIONS. p - SHALL CONTRAST WITH THEIR BACKGROUND EITHER LIGHT CHARACTERS ON A DARK BACKGROUND OR DARK CHARACTERS ON A LIGHT "EXIT" PRINTED IN GRADE POINT LOAD, SHALL BE LESS THAN THE ALLOWABLE NOTE: BACKGROUND. 2 BRAILLE WITHDRAWAL LOAD BETWEEN THE FASTENER AND THE GRAB BAR AND ANY WALL OR 5. WHERE PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS AND SPACES, SIGNS SHALL BE INSTALLED ON THE WALL ADJACENT TO THE SUPPORTING STRUCTURE. (11158.7.2.4) OTHER SURFACE ADJACENT TO IT SHALL NorE: BE FREE OF ANY SHARP OR ABRASIVE LATCH SIDE OF THE DOOR. WHERE THERE IS NO WALL SPACE TO THE LATCH SIDE OF THE DOOR, INCLUDING AT DOUBLE LEAF DOORS, SIGNS 5. GRAB BARS SHALL NOT ROTATE WITHIN THEIR FITTINGS. ELEMENTS. EDGES SHALL HAVE A SHALL BE SO THAT A PERSON MAY APPROACH WITHIN 3" OF SIGNAGE WITHOUT ENCOUNTING PROTRUDING OBJECTS OR STANDING WITHIN ( 1115B.7.2.5) MINIMUM RADIUS OF 1/8". (1115B.7.3) THE SWING OF A DOOR. 11 TRESHOLD DETAIL SCALE: N.T.S. 9 INTERNATIONAL ACCESSIBILITY SYMBOL SCALE: N.T.S. (16 GRAB BAR DETAIL SCALE: N.T.S. 1 FOR PARKING SIGN : 3'-0"X3'-0" FOR BLDG. ENTRANCE : 6"X6" 1 2" TEMPERED GLASS: 3 GRAPHIC DECAL q FILM GLASS PARTITION TRAFFIC BLUE PAINT BACKGROUND 17" MIN. 42" GRAB BAR INSULATE PIPE / 54"MIN. :- 36 GRAB BAR 24"MIN. 17"-18 24 / r SYMBOL WHITE PAINT / -- -+ -- TEAK WOOD VENEER OVER PLYWOOD 1 1/2" WOOD CAP: I CUR. FLOOR I U ° �"M x ® SPACE 0 (A)SYMBOL PROPORTIONS TT5/8" TYPE 'X' GYP. BD. 48" MIN' / OVER 3/4' PLYWOOD ' FLUSH CONTROL ■ WALL MOUNT TOILET ON WIDE SIDE MIN. ■ LAVATORIES ////// TYR. (B)DISPLAY CONDITIONS THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THE REGULATIONS AND ARE INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION. 10 LOW PARTITION DETAIL SCALE: N.T.S. (11 ACCESSIBLE SYMBOL DETAIL SCALE: N.T.S. 1 KEY NOTE: BLUE LETTER ON SIGN MUST BE MIN. OF 1" IN HEIGHT. PLEASE SEE 5/A-7.2 FOR MORE TOILET FIXTURE DETAILS. 1/2" RADIUS 1. FLUSH CONTROL HAND OPERATED VALVE MOUNTED ON WIDE SIDE. SEX SIGN 1 4" THICK UNAUTHORIZED VEHICLES 2. 36" MIN. GRAB BAR (SEE 5/A-7.2 FOR MORE DETAIL). \ & BLUE/WH TE COLOR WHITEPARKED IN DESIGNATED 3. 42" MIN. GRAB BAR (SEE 5/A-7.2 FOR MORE DETAIL). F CONTROLS, TACTILE EXIT SIGNAGE REQUIRED $" ACCESSIBLE SPACES NOT _& 1 / DISPLACING DISTINGUISHING 1 / 1 \� SWITCHES ON THE WALL ADJACENT TO THE PARKING PLACARDS OR SPECIAL 4. SWITCH ACTIVATED EXHAUST FAN SEE MECH. PLAN MAX. 1 1 LATCH SIDE AT 60" ABOVE THE v LICENSE PLATES ISSUED FOR _ _ _ _ _ _ _ _ n n FINISH FLOOR THE CENTERLINE a ONE, 5. 9" TOE SPACE. INSTALL PARTITION AND DOOR 9" AFF. OF THE SIGN ��� REFLECTORIZED MINIMUM EINE S250 PERSONS WITH DISABILITIES 1 0\ 01 MIRROR - SIGN CONSTRUCTED WILL BE TOWED AWAY AT 1 � 1 ° - OF PORCELAIN STEEL THE OWNER'S EXPENSE. - WITH BEADED TEXT VAN nccessT 1T.e TOWED VEHICLES MAY BE 3'-0" 3" 4'-0" 3'-0" 3'-0" 3° L TOWELS - OR EQUAL. RECLAIMED AT 1'-6" CLR. 1'-6" CLR. SANITARY NAPKINS OUTLETS o OR BY TELEPHONING - 80" MIN. FOR FREE ® STANDING - - - - - - - - - - - - TOWELS & z ( = r a 1E DOOR HARDWAR o D LEVER, OR PADDLE Q �� WASTE 20 36 MIN. FOR - - - REV. DATE DESCRIPTION _D„ CLt// WALL MOUNT h1i ' Ail OO \ HIP X X ■ TOILET ACCESSORIES ■ DOOR W/SIGN NOTES: l NOTE: SIGN TO BE CENTERED AT THE INTERIOR END THE BLANK SPACE ARE TO BE FILLED / 30"� 48" M / 30 48" � 1. CENTER OF SIGNS SHALL BE MOUNTED AT 5'-0" ABOVE OF PARKING SPACE. WITH APPROPRIATE INFORMATION AS A i CLEAR SPACE i CLEAR SPA6E FINISHED FLOOR AT THE CENTERLINE OF THE DOOR. AREA OF SIGN TO BE MIN. OF 70 SQ. IN. PERMANENT PART OF THE SIGN IL - - - - - - - - L - - _ - - - - - �I 2. ALL SIGNS SHALL BE CONSTRUCTED OF 1/4" THICK PARKING SPACE. (MIN. OF 1" IN HIGH.) T SOLID PLASTIC (AS ,REQ'D. BY CODE). UNISEX SIGN SHALL DESIGNATE FOR "VAN ACCESSIBLE' WHERE THICK CONSIST OF A tt 4 THICK PLASTIC TRIANGLE, MOUNTED APPROPRIATE. ON A 1/4' PLASTIC CIRCLE (AS REQ D. BY CODE). y,S1 1 ° 1 ACCESSIBLE SIGNS DETAIL SCALE: N.T.S. Z PROJECT NAME: TENANT IMPROVEMENT FOR N i \ F—SEE70 SQ.INCH ACCESSIBILITYASE 1 VAN PER ACCESSIBLE" WASH SUSHL - - - - - - -� 1/2" MAX. Q NDETAILS#2 112984 CLEAR AT THE BLUFFS ALLUMINUM o - THRESHOLD \ o STRIPES AT 1344 BISON AVENUE, SUITE T 5. 36" O.C. NEWPORT BEACH, CA 92612 O 4. 4. o x DRAWING TITLE: �^ 2. 2. (�r1 90.00' 9,_0" fCW� \ DETAILS-2 4'-0" MI _ - 1 5'-0" MIN.@TYP. 2% MAX. SLOPE ACCESSIBLE - - - 2'-0" MIN. EXT. 1 2" MAX. N ANY DIRECTION PARKING STALL PROJECT No.: V-6" MIN. INT. 2'-8" CLR. ALUM. DOOR 2 3 i 3. o THRESHOLD 8'-0" MIN.@TYP. 10EP_2015_0001A m 1 VAN ACCESSIBLE PARKING STALL PERMIT NO.: NO J P KIN 8'-6" 8'-6" L SHEET: ■ DOORS: SPACE & CLEAR OPENING ■ THRESHOLD 17-0" TYP.PAVEMENT SYMBOL PER 12" HIGH. THE BORDER OF ��� ■ SEC. 1129B.4 "NO PARKING" SIGN THE ACCESSIBLE SEE DETAIL #4 W/WHITE LETTER AISLE SHALL BE PAINTED BLUE. DP2 PAWN RAWN BY: APPROVED BY: ACCESSIBLE TOILET DETAIL SCALE: 1/2" = 1�v 7 H/C TOILET DETAIL SCALE: N.T.S. 05 ACCESSIBLE PARKING DETAIL SCALE: N.T.S. 1 DATE: 92 Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) PlanningThe Bluffs Shopping Center and Wasa Sushi CUP Commission o�c��W PORTe Public ' . • December • PA • • • U ? dK Cq<IFORN�P Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) Vicinity Map r. do �P 12/3/2015 Community Development Department - Planning Division 2 Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) Site � z Plan a C9CIF00.NP �x �IIIIIIII PATH OF T49, NORTH BISON AVENUE J a 12/3/2015 K.7.5 SITE PLAN WftE 7 KT.5. 4 3 Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) CUP Requests az a a.C'dt/FO0.NP . s. Bluffs Request for Reduction of Required Parking — 1 space 477 provided and 478 required . 2 . Restaurant request to expand restaurant into adjacent suite . • Upgrade to a Type 47 ABC License • Waive 24 Parking Spaces (4pm -1opm) iz/3/zoi5 Community Development Department - Planning Division 4 Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) Request , � z 'a Square -c9G/F00.N�P , Footage1,574 square feet 3,598 square feet Dining Room: 24 Dining Room: 52 Sushi Bar: 16 Sushi Bar: 16 Bar: None Bar: 10 Teppenyaki Grill: None Teppenyaki Grills: 32 Total: 40 Total: 110 Daily: Daily: Hours of Operation 1o:oo a.m.-1o:oo p.m. 1o:oo a.m.-1o:o0 p.m. (existing area) 4:00 p.m.-10:00 P.m. (expansion area) ABC License Type 41—Beer and Wine Type 47—Full Liquor Wasa Sushi: Parking Rate . Required Spaces1 space per loo square feet 1 space per 75 square(Lunch Hours loam-4Pm) 16 spaces 21spaces Retail Space: 1 space per 250 square feet 1 space per 75 square feet (Evening Hours 4Pm- 8 spaces lopm) Total: 24 spaces Total:48 spaces 5 i 1 FLOOR PLAN . . • ' • IN III ice" s�a1.�P�=ru■= � '� jug ,w:� _ — � •� Ute. Lo IN �I ��:���1� �A �� �� �� � � - `�r • ' . • is �, ��li:�/�9�� ti dl NMI 11 � ti� • Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) �SEW Pia Parking Waiver -NIL Proposed d, r 0 0 Required: 478 Spaces Reduce Required parking by one space Provided: 477 spaces Wasa Sushi: i space per ioo square feet i space per 75 square (Lunch Hours ioam- 16 spaces 413m) Retail Space: 21 spaces 1 space per 250 square feet 8 spaces i space per 75 square feet (Evening Hours Total: 24 spaces 413m-1013m) Total: 48 spaces Reduce Required Parking by 24 spaces 12/3/2015 Community Development Department - Planning Division 7 Planning Commission - December 3, 2015 Item No. 3a: Additional Materials Presented at Meeting 140) Parking Study z a.C'dt/FO0.NP . 477 Spaces Provided • Combined 25 spaces waiver ( Bluffs : 1, Restaurant : 24) • No Change to lunch parking demand ( Before 4pm) • Parking Study (4pm -8pm Thurs, Fri, Sat. ) — Peak demand was 7pm, 71 spaces available • Six tenants close by 8pm, 2 more at 9pm ( Reduces requirement by 57 spaces) iz/3/2oi5 Community Development Department - Planning Division 8 • oil 11 M • ' I • � • • • '• • i 1. # O w a ti 4 M For more information contact: - Gregg Ramirez, Senior Planner 949-644-3219 — gramirez@a newportbeachca.gov www.newportbeachca.gov Planning Commission - December 3, 2015 Item No. 3b: Additional Materials Presented at Meeting Wasa Sushi Restaurant Expansion and Bluffs Shopping Center Parking Waiver (PA2015-140) Bluffs Shopping Center PA 2015- 140 Planning Commission - December 3, 2015 Item No. 3b: Additional Materials Presented at Meeting Wasa Sushi Restaurant Expansion and Bluffs Shopping Center Parking Waiver (PA2015-140) Project Request • Approval of two Conditional Use Permits o No . UP2003 -034 for Irvine Company o No . UP2015 -035 for Wasa Sushi Planning Commission - December 3, 2015 Item No. 3b: Additional Materials Presented at Meeting Wasa Sushi Restaurant Expansion and Bluffs Shopping Center Parking Waiver (PA2015-140) Unique Project Features • Bluff Shopping Center location and design prevent parking " spill over" or neighborhood intrusion into adjacent residential or commercial development. On- street parking not allowed in immediate vicinity. • Site parking standards are based on P . C . developed when the site was in the City of Irvine - resultant parking requirements are -- higher than Newport Beach Zoning Code . • Parking lot recently upgraded from 467 to 477 parking spaces. Planning Commission - December 3, 2015 Item No. 3b: Additional Materials Presented at Meeting Wasa Sushi Restaurant Expansion and Bluffs Shopping Center Parking Waiver (PA2015-140) Unique Project Features • Type of use proposed responding to demand for evening dining . • Peak parking demand occurs on weekdays at 1 :00 pm when proposed expansion space will be closed . • Limiting restaurant expansion hours to the evening provides a parking surplus during lunch peak hours. • Parking Management Plan based on empirical analysis of parking lot utilization . • Valet Parking available to all patrons of center.