HomeMy WebLinkAbout01 - Family Meal Market MUP - PA2015-209 a���WPOR COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
C`�LfFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 11, 2016
Agenda Item No. 1
SUBJECT: Family Meal Market - (PA2015-209)
417 30th Street
• Minor Use Permit No. UP2015-046
APPLICANT: Novum Architecture — Darian Radac
OWNER: Scott T. Burnham
PLANNER: Jason Van Patten, Assistant Planner
(949) 644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: MU-CV/15TH ST (Mixed-Use Cannery Village/15th St)
• General Plan: MU-H4 (Mixed Use Horizontal)
PROJECT SUMMARY
A minor use permit to allow a take-out service limited, eating and drinking establishment
(Family Meal Market) within an existing 1,980-square-foot single-story office building.
No seating, no late hours (after 11:00 p.m.), and no alcohol service are proposed as
part of this application.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. — approving Minor Use Permit No.
UP2015-046 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located on the northerly side of 30th Street within
Cannery Village on the Balboa Peninsula. The property is developed with a
1 ,980-square-foot single-story building and consists of eight parking spaces, four
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Family Meal Market
Zoning Administrator, February 11, 2016
Page 2
accessed from the alley at the rear, and four accessed from 30th Street. Adjacent
properties to the north and west consist of office uses. A mixed-use development
is located to the west and a public parking lot is located to the south. Other uses
nearby include personal services and eating and drinking establishments.
• The proposal is to convert the building to a take-out service limited, eating and
drinking establishment that will serve made-to-order meals in family size portions.
A description provided by the applicant is included as Attachment No ZA 3. The
proposed hours of operation are 7:00 a.m. to 10:00 p.m., daily. No late hours
(after 11:00 p.m.), no alcohol service, and no seating are proposed as part of this
application. Although the applicant intends for food to be consumed entirely off-
site, up to six seats are allowed within the interior of the establishment.
• The proposed establishment consists of 208 square feet of net public area,
kitchen facilities, indoor storage and washing areas, a customer service area with
a counter, a restroom, and dedicated wash down area that will drain directly into
the sewer system. A covered trash enclosure with gate is also proposed at the
rear of the property.
• The proposal complies with Zoning Code standards for a take-out service limited,
eating and drinking establishment, including the requirement not to exceed a
maximum of six seats.
• The property is located in the Mixed-Use Cannery Village/15th Street (MU-
CV/15TH ST) Zoning District, which applies to areas where it is the intent to
establish a cohesively developed district or neighborhood containing multi-unit
residential dwelling units with clusters of mixed-use and/or commercial structures
on interior lots of Cannery Village and 15th Street on Balboa Peninsula. A take-
out service limited, eating and drinking establishment is a permitted use within
the Zoning District, subject to the approval of a minor use permit pursuant to
Table 2-8 of Newport Beach Municipal Code Section 20.22.020 (Mixed-Use
Zoning Districts Land Uses and Permit Requirements). The property is located
approximately 450 feet from a residential zoning district.
• The property is designated Mixed Use Horizontal (MU-H4) by the Land Use
Element of the General Plan which is consistent in intent with the MU-CV/15TH
ST Zoning District. The proposed establishment is a commercial use intended to
serve nearby residents, the surrounding community, and visitors to the City of
Newport Beach. Therefore, the use is consistent with this land use category.
• Required parking adequately provided within the eight space parking lot on-site.
The take-out service limited, eating and drinking establishment requires parking
at a rate of 1 space for every 250 square feet of floor area (1,980 / 250 = 7.92)
which results in the same number of spaces that were required of the previous
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Family Meal Market
Zoning Administrator, February 11, 2016
Page 3
office use. Therefore, there is no intensification of use and the existing onsite
parking complies with the Zoning Code. To ensure parking is available for
patrons and employees, a condition of approval is provided limiting the maximum
number of employees to four at any one time. Employees shall utilize parking at
the rear of the building.
• Two letters in opposition and one letter in support were received. Letters are
provided as Attachment No. ZA 4.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1
exemption authorizes minor alterations to existing structures involving negligible or no
expansion of use. The proposed project involves interior improvements to convert an
office space to a take-out service limited, eating and drinking establishment and
involves no expansion in floor area or change in parking requirement.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
I
a n Van Patten, Assistant Planner
GRlvp
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Family Meal Market
Zoning Administrator, February 11, 2016
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Public Correspondence
ZA 5 Project Plans
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0
Attachment No. ZA 1
Draft Resolution
2
RESOLUTION NO. ZA2016-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2015-046 FOR A TAKE-OUT SERVICE LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 417 30TH
STREET (PA2015-209)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Darian Radac of Novum Architecture, with respect to property
located at 417 30th Street, and legally described as Parcel 1 of Lot Line Adjustment No.
94-8 requesting approval of a minor use permit.
2. The applicant proposes a minor use permit to allow a take-out service limited, eating
and drinking establishment within an existing 1,980-square-foot single-story office
building. No seating, no late hours (after 11:00 p.m.), and no alcohol service are
proposed as part of this application.
3. The subject property is located in the Mixed-Use Cannery Village/15th Street (MU-
CV/15TH ST) Zoning District and the General Plan Land Use Element category is Mixed
Use Horizontal (MU-1-14).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Mixed Use Horizontal (MU-H).
5. A public hearing was held on February 11, 2016, in the Corona del Mar Conference
Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. This exemption authorizes minor alterations to existing structures involving negligible
or no expansion of use. The proposed project involves interior improvements to
convert an office use to a take-out service limited, eating and drinking establishment
and involves no expansion in floor area or change in parking requirement.
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Zoning Administrator Resolution No. ZA2016-0##
Page 2 of 9
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan designates the site as Mixed Use Horizontal (MU-H4) which applies
to areas where it is the intent to establish a cohesively developed district or
neighborhood containing multi-unit residential dwelling units with clusters of mixed-use
and/or commercial structures on interior lots of Cannery Village and 15th Street on
Balboa Peninsula.
2. The proposed establishment will occupy a single-story commercial building on an
interior lot and is intended to provide a service not only to visitors, but also to residents
within the immediate neighborhood and surrounding area, and is therefore consistent
with the MU-H4 designation.
3. Several mixed-use structures including office, personal service, and eating and
drinking establishment uses exist nearby. The proposed take-out service would serve
and be complementary to these uses.
4. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The property is located in the Mixed-Use Cannery Village/15th Street (MU-CV/15TH
ST) Zoning District. The proposed establishment, which includes kitchen facilities, no
seats, no alcohol service, and no late hours is a permitted use subject to the approval
of a minor use permit pursuant to Newport Beach Municipal Code Section 20.22.020
(Mixed-Use Zoning Districts Land Uses and Permit Requirements).
2. The take-out service limited, eating and drinking establishment requires parking at a
rate of 1 space for every 250 square feet of floor area (1,980 / 250 = 7.92) which
results in the same number of spaces that were required of the previous office use.
Therefore, there is no intensification of use and the existing onsite parking complies
with the Zoning Code.
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3. As conditioned, the proposed establishment will comply with Zoning Code standards
for eating and drinking establishments, including those specific to the take-out service
limited use classification which includes up to a maximum of six (6) seats.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
1 . The proposed establishment consists of 208 square feet of net public area, kitchen
facilities, indoor storage and washing areas, a customer service area with a counter, a
restroom, and dedicated wash down area that will drain directly into the sewer system.
A covered trash enclosure with gate is also proposed at the rear of the property. A
maximum of four employees will be present at any one time.
2. The proposed take-out service use is appropriate given the establishment will be
located within an existing single-story building accessible from 30th Street and the
alley at the rear, which provides convenient access to motorists, pedestrians, and
bicyclists.
3. Surrounding properties consist of office, personal service, and eating and drinking
establishments. The proposed establishment will be complementary to the existing
uses within the area.
4. The proposed establishment will provide a convenience for residents of the
neighborhood and visitors to the area and will not require the provision of additional
parking spaces on site.
5. As conditioned, the allowed hours of operation will be 7:00 a.m. to 10:00 p.m. daily,
which will minimize any disturbance to residences residing near the property.
6. The proposed trash storage area with gate and roof are designed to accommodate the
proposed establishment and are conveniently located where materials can be
deposited and collected, and does not impede with the parking spaces.
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.
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Zoning Administrator Resolution No. ZA2016-0##
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Facts in Support of Finding:
1. The existing eight parking spaces on-site provide adequate parking for patrons and
employees. There are no proposed change to the size of the building or the number of
existing parking spaces.
2. The site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided.
3. Any proposed site improvements will comply with the Zoning Code and all Building,
Public Works, and Fire Codes.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The take-out service limited, eating and drinking establishment will occupy space
within an existing single-story commercial building that has not proven to be
detrimental to the occupants of the property or nearby properties.
2. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
3. Restrictions on seating, maximum number of employees at one time, and location of
employee parking will prevent adverse traffic impacts for the surrounding residential and
commercial uses.
4. The applicant is required to obtain Health Department approval prior to opening for
business, and comply with the California Building Code to ensure the safety and
welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2015-046, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
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Page 5 of 9
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20
Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF FEBRUARY, 2016.
BY:
Patrick J. Alford, Zoning Administrator
10-02-2015
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Page 6 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
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. 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 Minor
Use Permit.
3. The Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or is materially injurious to
property or improvements in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
4. Any change in operational characteristics, expansion in area, or other modifications to
the approved plans, shall require an amendment to the Minor Use Permit or the
processing of a new use permit.
5. 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.
6. Incidental seating for up to a maximum of six (6) patrons may be provided for on-site
consumption of food or beverage.
7. The sale of alcoholic beverages shall be prohibited unless an amendment to the Minor
Use Permit or other required application is first approved in accordance with the
provisions of the Municipal Code.
8. The hours of operation are limited to between 7:00 a.m. and 10:00 p.m. daily.
9. Employees shall park on-site and utilize parking spaces at the rear of the property.
Eight (8) parking spaces shall be maintained on-site.
10. A maximum of four (4) employees may be on-site at any one time.
11. A dedicated wash-out area for refuse containers and kitchen equipment, with minimum
useable area dimensions of 36-inches wide, 36-inches deep and 72-inches high, shall
be provided, and the area shall drain directly into the sewer system, unless otherwise
approved by the Building Director and Public Works Director in conjunction with the
approval of an alternate drainage plan.
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12. A valid business license from the City of Newport Beach with a sellers permit shall be
required prior to start of business. Any contractors/subcontractors doing work at the
subject site shall be required to obtain a valid business license from the City of
Newport Beach prior to the commencement of any work on the subject site.
13. Approval from the Orange County Health Department is required prior to the issuance
of a building permit.
14. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the
Newport Beach Municipal Code regulations or any sign program applicable to the
property.
15. 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. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of Between the hours of
7:00 a.m. and 10:00 ,m. 10:00 p.m. and 7:00 a.m.
Location Interior ExteriorInterior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 100 45dBA 60dBA 45dBA 50dBA
feet of a commercial property
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
16. 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.
17. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access Requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
18. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities to
between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m.
and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on
Sundays or Holidays.
19. Strict adherence to maximum occupancy limits is required.
20. No outside paging system shall be utilized in conjunction with this establishment.
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21. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
22. The applicant is required to provide a trash enclosure with metal gate and decorative
solid roof.
23. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment; however, not located on or within any public property or right-of-
way.
24. 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 twenty (20) feet of the premises.
25. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
26. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 8:00 a.m. daily, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
27. 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.
28. 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.
29. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of
the Newport Beach Municipal Code.
30. 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 Family Meal Market including, but not limited to,
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UP2015-046 (PA2015-209). 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
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Attachment No. ZA 2
Vicinity Map
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20
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Beach Disclaimer: Every reasonable effort has been made to assure the
accuracy of the data provided,however,The City of
GIS Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
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rt Imagery: 2009-2013 photos provided by Eagle
Feet Imaging www.eagieaerial.com
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21
22
Attachment No. ZA 3
Applicant's Project Description
24
Proposed Family Meal Market - 417 30'"street, NB CA January 11th 2016
1 . 1 , Architecture
www.novumarchite�ture.com
508 S Pacific Coast Highway Redondo Beach.CA 90277
M:310.383.1827 F:310.374.2858
Project Description
To: City of Newport Beach Planning Department
Project: Proposed "Family Meal Market" - 417 301"Street, Newport Beach CA
We are happy to present to the City of Newport Beach Planning Department our
proposed Family Meal Market project. Our proposed project is a Tenant
Improvement to an existing Single Story Office Building located at 417 30th Street,
Newport Beach CA. The existing landscape along 30th Street and parking stalls are
to remain as is. Proposed enhancements include new Van Accessible Handicap
Stall and new front entry access way at 30th Street. No additional square footage
or height is to be added to the existing single story building. The goals and
objectives of the Family Meal Market is to enhance and serve the Newport Beach
Peninsula residential, commercial and office district with a unique and fresh farmed
and vibrant ingredients with natural appeal and inherent passion dedicated to every
nuance.
FAMILY MEAL MARKET "project description"
"Reminiscent of the traditional European way of shopping, Family Meal Market
will offer everything needed to make dinner: produce, meats and fresh baked goods.
Food is displayed fresh in the "European courtyard" stylized retail section, while
all food is cooked and ready to go in our back kitchen. Hand selected daily
offerings are displayed fresh, with three small "shops" inside the market, with a
central tiered fountain. A small produce stand will display fresh produce with the
simple offering of"roasted, glazed, or steamed," allowing the guest to choose the
preferred cooking method for their vegetables. The butcher's shop window will
proudly display trussed steaks and roasts, fresh fish and various poultry hanging in
508 S Pacific Coast Hwy, Redondo Beach, CA 90277 Office 310.709.4476 Page 1
Proposed Family Meal Market - 417 30"Street,N6 CA January 11th 2016
the window, with the offering of"roasted, grilled, or poached", giving variation and
limitless options to the cooking method for the meat selection. The next stop inside
the quaint European "courtyard" will be the bakery, with a large hearth display
oven filling the room with the scent of fresh baked bread and whole pies. Although
the produce and meat are displayed uncooked, Family Meal Market cooks all food
to go and to the guests specifications. Family Meal Market has the excitement of
grocery shopping, without the cooking and cleanup at home.
Intended for four or more people, only large-sized family portions will be offered.
Fresh produce and fresh meat are displayed to entice and inspire the creativity of
the guest, however, all food is all prepped in the back kitchen and held to ensure a
quick turn around time and efficient service. As the guest circumnavigates the
central fountain to pass by the produce stand, the butcher's shop and the bakery, the
final stop is the point of sale system where all orders are packed, ready to go home
and eat immediately, with absolutely no on-site dining."
Project Parameters:
a. Lot Area = 4,175.9 s.f.
b. Lot Width = 45'-0"
c. Lot Depth = 92.79'-0"
d. Setbacks:
1. Front = 22'-7" existing to remain
2. Rear = 26'-4" existing to remain
3. Side(s) = 0' existing to remain
e. Gross Floor Area = 1,980 s.f. (44'x 45) existing to remain
f. Floor Area Ratio = 1,980 /4,175.9 = .47% existing to remain
g. Lot Coverage = 1,980 /4,175.9 = .47% existing to remain
h. Building Height = 20'-0" to top of existing parapet
i. Landscaping = existing to remain .025%
j. Paving = existing to remain 50%
k. Parking = 1 Van HC Stall + 7 Standard Stalls = 8 Stalls (existing parking
stall count to remain)
I. Number of employees = 4 Max at one time. We will only have 4
employees working at a time. For example; 2 cooks + 1 manager + 1
retail.
m. Number of Seats = None "WAITING AREA 208 S.F." (see revised
plans)
n. Dwelling Units = Not Applicable
o. Hours of Operation = 7am to 10pm
p. Use = Take out no seating
q. Alcohol Service = None
508 S Pacific Coast Hwy, Redondo Beach, CA 90277 Office 310.709.4476 Facie 2
Proposed Family Meal Market - 417 30°Street, NB CA January 11th 2016
Responses to Findings & Decision; (responses to City attached documents)
1. The Use is consistent with the General Plan and any applicable
specific plan;
A. We agree, our proposed project is consistent with
the General Plan and any applicable specific plan
of the existing site and use.
2. The Use is allowed within applicable zoning district and complies
with all other applicable provisions of the Zoning Code and the Municipal
Code:
A. We agree, our proposed project is allowed within
the applicable zoning district and complies with all
other applicable provisions of the Zoning Code
and the Municipal Code.
3. The Design, Location, size, and operating characteristics of the use
are compatible with the allowed uses in the vicinity.
A. We agree, our proposed project is similar in
operation to existing neighboring take out
establishments. Our total number of parking stalls
is 8, the total number of employees at one time is
4, we are not providing any seating at proposed
Family Meal Market takeout. As well, the overall
design, size and location of the existing building
will remain as is. Proposed modification to
existing exterior building are minimal, the
modifications enhance the existing building
design, all colors and materials to remain or be
matched.
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.
A. Our proposed project is compatible and is
suitable in terms of design, size, operating
characteristics, and the provision of public and
emergency vehicle (e.g., fire and medical access
and public services and utilities. Our project faces
an accessible Alley at rear and Frontage on 30th
Street, thus allowing for quick access to
emergency vehicles, and public services / utilities.
Our project has three access entrances (one at
30th Street and two exits/ entrances at Alley rear
of Building.
5. Operation of the use at the location proposed would not be
detrimental to the harmonious and orderly growth of the City, nor endanger,
jeopardize, or otherwise constitute a hazard to the public convenience,
health interest, safety or general welfare of persons residing or working in
the neighborhood of the proposed use.
A. Our proposed project is compatible and is
suitable in terms of the operation and location. Our
508 S Pacific Coast Hwy, Redondo Beach, CA 90277 Office 310.709.4476 Page 3
Proposed Family Meal Market - 417 30"Street,N6 CA January 11th 2016
proposed project is not in any form detrimental to the
harmonious and orderly growth of the City. Our
project does not encompass any customer seating, it
is a take-out only. Our site allows for 8 parking stalls,
we are providing 4 stalls (including one Accessible
Parking Stall at 30th Street at front of building.) for
customers and 4 parking stalls at Alley for
employees. Our project will not be a hazard to the
public convenience, health interest, safety or general
welfare of persons residing or working in the
neighborhood of the proposed use. Our project has a
strict 7am to 10pm operational curfew, we are
providing for a clear and accessible part of travel to
all building occupants and customers for our take-out
facility. As well our project does not provide any
alcoholic service. Our proposed trash enclosure is
within the City required 10' setback to Alley property
line, as well it is located more than 20'-0" from any
neighbors doors and windows. Our intention is to
blend in with the existing neighborhood while
enhancing and serving the existing Newport Beach
Peninsula's residential, commercial and office
districts.
Thank you,
Darian Radac /Alberto Juarez
Novum Architecture
310.709.4476
508 S Pacific Coast Highway
Redondo Beach, Ca 90277
508 S Pacific Coast Hwy, Redondo Beach, CA 90277 Office 310.709.4476 Pape 4
�g
Attachment No. ZA 4
Public Correspondence
30
December 8, 2015 e)1.
001%fi ne
Jason Van Patten Dk-c 082015
Planning detg
City of Newport Beach �V��oPMeNr
Mr Van Patton g
Thank you for taking the time to speak with me yesterday. I would like to register my opposition
to the application for use non permited use permit for property located at 417 30th St, Newport
Beach
The property is my next door neighbor. The surrounding Properties are residential with more
than 14 properties on the alley used for residence's. The City parking lot is full of cars with
parking permits and used by employees of local business'
There are more than 17 resturants, both sit down and take out within 300 ft of the proposed site.
No additional parking is available.
The Newport pier area has another 20 resturants
We think resturants are appropriate for the neighbohood but not next door to a residence, there
are not any resturants next door to residence in Cannery Village. Most of the resturants in the
area are located along Newport Blvd. Parking being provided by business and streets within
Cannery Village.
The existing resturants clog the streets and ally's with food delivery truck traffic, truck traffic,
trash traffic as well as customers traffic. Trash, grease, flies and rodents keep the streets and
ally's busy.
Several New resturants will open soon with the completion of Lido Marina. This will add to the
truck traffic as well as parking problems.
The City has approved a new hotel for the former city hall. This will ad even more resturants
I will update you as things progress,
Thanks again,
George Leeper
Qua I,,
�2
JAMES C. PERSON, JR. Telephone (949)673-9201
507 29th street - Suite A E-Mail buzzlaw@buzzperson.com
Newport Beach, California 92663
January 19, 2016
Mr . Patrick Alford
Zoning Administrator (BY ELECTRONIC MAIL)
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re : UP2015-046; 417 30th Street, Newport Beach
Dear Mr . Alford:
It has come to my attention that the above application is
pending and may come to you in the near future .
I would like to go on record, at this time, as being opposed
to this application for a number of reasons and not good
planning.
Having lived in Cannery Village for over 25 years, I believe
that it is not good planning to permit any food establishments
within the "core" of the village and immediately adjacent to
residential uses . Better planning, I believe, is to seek to
have such establishments on the "fringe" of the village,
meaning along Newport Blvd or Lafayette .
I have seen, too often, and as a general pattern, the opera-
tors of food establishments, whether take out or sit down have
gradually expanded their envelope of operation, either with
the benefit of City approval or just as a matter of course .
With these type of activities there are unavoidable side
impacts which negatively impact surrounding neighbors . Exam-
ples of these impacts include increased large vehicle traffic
on the narrow streets of the Village from food service deliv-
eries; increased offensive odor emissions from both the opera-
tion and trash; and the general unknown factor of how patrons
of food establishments act when in and about the neighborhood.
I have always maintained that my living in a mixed use envi-
ronment necessitated some inconvenience or possible adverse
impacts which I need to balance with the benefits I receive of
being able to reside here . However, I believe that it is up to
the City, in granting operators of food service establishments
permits, to help a bit with maintaining that balance . Just
because a use is permitted with a Use Permit, it does not mean
that it should be granted as a matter of course .
32
Mr. Patrick Alford
January 19, 2016
Page 2
Too often, and especially with food and beverage services, we
have seen such operators, in an understandable effort to "make
it" financially, expand their operations to the detriment of
their neighbors and community and then come to the City, after
having been exposed, asking for approval of their actions,
which too often the City has granted, rather than requiring
the operator to scale back to the approved level .
In an effort to get along with my neighbors, I will not, in
this letter, name those operators, but I can indicate to you
that there have been several over the years .
It is for these reasons that I urge you to deny this applica-
tion when it comes to you.
Thank ou for your attention to this matter.
Ve ruly ou s,
r
E UZZ" PERSON
JCP/cl
cc: Diane Dixon, Mayor
Jason Van Patton, Assistant Planner
Jaime Murillo, Senior Planner
George Leeper
33
• I
f`,;e.Ivtu sy
January 25, 2016
Patrick Alford AN 2 6 7016
Zoning Administrator
City of Newport Beach
100 Newport Center Drive oP.VE OPnatNT <h
Newport Bach, CA 92660 `QPrJEyNPCis'.
SUBJECT: UP2015-046
417 30th Street, Newport Beach CA
Dear Mr. Alford,
As a resident of the CanneryVillage community, I am writing you as an advocate supporting the
application filed for Family Meal at 417 30th Street in Cannery Village.
The.greater Village has struggled for years with a hodgepodge of subpar tenancies. Finally, our
Village community.has the opportunity to secure a-quality tenancy for the proposed Family
Meal with Chef Noah Blom of acclaimed ARC restaurant (named Chef of the Year by OC
Register). Family Meal will help to validate, revitalize and.seed our Cannery Village with much
needed higher quality vendors.
The concept of the Family Meal Market in itself will also be an incredible amenity to the local
community and I would hate to see them anchor themselves elsewhere which would prove to
be a lost opportunity for the areas revitalization.
We strongly support Family Meal and urge you to approve the application for its use.
Si ely,
J a (resident)
3 8 Via Lido, PH 2
Newport Beach, CA 92663
CALIFORNIA PIZZA KITCHEN
EXECUTIVE CHAIRMAN & CEO
Cell 502.797.1010
ahart(@cok.com
www.cok.com
california
PIZZA KITCHEN Restaurant Support Center 12181 Bluff Creek Drive,Fifth Floor Playa Vista,CA 9oo94 W31o34z.5000 www.cpkcom
Attachment No. ZA 5
Project Plans
35
3o
A2015-209
PROPOSED FAMILY MEAL MARKET N
NOVUM
ARCHITECTURE
EXISTIN PARKIN LAND APE T REMAIN 508 S PACIFIC COAST HIGHWAY.
REDONDO BEACH,CA 90277
TEL:310-383.1827 PUBLIC WORKS DEPARTMENT (CONDITIONS OF APPROVAL) CONSULTANT LIST WWW.NOVUMARCHITECTURE.COM
417 1 PARKING LAYOUT BE CONSISTENT WITH CITY STANDARD STD-8005-L-A AND STD-805OWNER NOAH von REE
417 30th STREET
2. INSTALL A NEW SEWER CLEAN OUT ON EXISTING SEWER LATERALS PER CITY STANDARD STD406-L NEWPORT BEACH,CA 92663
FOR A USED SEWER LATERALS. ALL UNUSED SEWER LATERALS SHALL BE CAPPED AT THE PROPERTY TEL:1415-609-3656 C�
LINE.
ARCHITECT: NOVUM ARCHITECTURE J ��
3.ANY NEW AND EXISTING COMMERCIAL DOMESTIC WATER METER SHALL BE PROTECTED BY A CITY 508 S.PACIFIC COAST HIGHWAY CV
APPROVED REDUCED PRESSURE BACKFLOW ASSEMBLY AND INSTALLED PER CITY STANDARD REDONDO BEACH,CA.90277
STD-520-L-A. TEL:310.709-4476 \�
4. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK WITHIN THE PUBLIC RIGHT OF WAY. W U
LEGAL DESCRIPTION&SCOPE OF WORK _
FIRE DEPARTMENT(CONDITIONS OF APPROVAL) ADDRESS: 417 30th STREET NEWPORT BEACH,CA 92663
1. EACH REQUIRED KITCHEN EXHAUST HOOD AND DUCK SYSTEMS SHALL BE PROTECTED WITH AN `
Q APPROVED AUTOMATIC FIRE-EXTINGUISHING SYSTEM. CALIFORNIA FIRE CODE SECTION 904.2.1. THIS APN. 047.042-27 T
WILL BE A DEFERRED SUBMITTAL AND NOT PART OF THE ARCHITECTURAL DRAWINGS. w
2. SOLID FUEL APPLIANCES MUST COMPLY WITH NFPA96 AND CALIFORNIA MECHANICAL CODE
ZONING:MU-CV115TH STREET m
SECTION 517. LOT SQ FOOTAGE: 4,175.9 S.F
HEIGHT LIMIT: 26'-0"TO TOP OF FLAT ROOF STRUCTURE 131'-0'TO RIDGE OF SLOPING ROOF N�N
LLJ
SCOPE OF WORK
SCOPE OF WORK IS AS FOLLOWS: O
1)TENANT IMPROVEMENT&RENOVATION OF EXISTING COMMERCIAL SPACE FOR PROPOSED TAKE LLM 0-
OUT SERVICE LIMITED ESTABLISHMENT
2)EXISTING NUMBER OF PARKING STALLS 8 TOTAL STALLS TO REMAIN.PROPOSED VAN H.C.PARKING Q w
PROPERTY LINE 92.79' STALL AT 30th STREET. z
3)EXISTING LANDSCAPE AT 30th STREET TO REMAIN AS IS.OUT OF SCOPE OF WORK.
3)REPLACE EXISTING ROLL DOWN DOORS AT ALLEY WITH STOREFRONT TYPE WINDOWS TO MATCH UU
EXISTING FRONT EXTERIOR WINDOW UNITS.SEE PROPOSED EXTERIOR ELEVATIONS.
6 —O 22 —7 44 -O 26'-4 4)NO NEW ADDITIONAL AREA IS TO BE ADDED TO EXISTING SINGLE STORY BUILDING. C w
5)ADDITION OF NEW MECHANICAL EQUIPMENT SCREEN AT ROOF TO MATCH EXISTING HEIGHT.NO w
t EXITING LANDSCAPE TO REMAIN INCREASE IN HEIGHT.MATERIALS AT NEW EQUIPMENT SCREEN TO MATCH EXISTING IN COLOR AND O Ofa� ���d �r 6• DETAILING I MATERIAL DESIGN.
�- ,.i p t e e 6.PROPOSED WAITING AREA 208 S.F.(NO SEATING)TAKEOUT WAITING AREA ONLY.
�� t� 2
\ a EXITING PLANTER'; # ; c CURRENT CODES O
O \ \ E) GAS METER W/ J" LINES 0
CODE: 00
2'-0" 17'-0" 3'-8 E) ELECTRICAL PANEL ALL NEW CONSTRUCTION ON THIS PROJECT SHALL COMPLY FULLY WITH THE 2013 EDITION OF THE
PARKING STALL#8 CALIFORNIA BUILDING CODE,CALIFORNIA MECHANICAL CODE,CALIFORNIA ELECTRICAL CODE,&
MIN. EXISTING EXISTING (min size8'-6°X17'-0") CALIFORNIA PLUMBING CODE,AND 2013 CALIFORNIA GREEN CO am
Y = V.I.F. 00
PARKING STALL#4 E) PAVING TO REMAIN
w 00 (min size 8'-6"x17'-0") 4'-4" 17'-0" 5'-0" I
Cn EXISTING EXISTING EXISTING
(E)SLOPE TO REMAIN
w PROJECT INFORMATION No. Description Date
(E)EXIT 1planning revision 12-16-2016
Ca PARKING VAN H.C.STALL#3 CONSTREAR OCCUPANCY GROUP: M-MECANTILE
ON
CD (min size 9'-O"X SPRINKLER:ERTNONEPE: V-N
x SHIFT(E)PARKING TO ALLOW PARKING STALL#7
LU
SPACE FOR PROPOSED (min size 8'-6"X17'-0")
ACCESSIBILITY ADA WALKWAY&2' ARCHITECTURAL SHEET LIST
SETBACK FROM PROPERTY LINE. Sheet
VAN Number Sheet Name
ACCESSIBLE A-0.0 SITE PLAN 1 PROJECT INFO O
12'-0" 18 —0' 2'-8" A-2.0 EXISTING FLOOR-DEMOLITION SITE 1 FLOOR PLAN
0 I 0 A-2.1 PROPOSED FLOOR PLAN LL7
LU qEXISTING SINGLE STORYorf 11'-0" 0 o w A-2.2 EXISTING ROOF PLAN &PROPOSED ROOF PLAN Z
PROPOSED 10 -0 J A-2.3 EQUIPMENT PLANISCHEDULE
BUILDING TO REMAIN I-
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S.F.&32 S OF TRASKAR z J
J oI AREA FO ACCESSI, LITY&. p "MAX (�Q TRASH ENCLOSDRESHALL BE 6' J Q
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z J
C7 A2 A3.0 EXISTING SINGLE STORY BUILDING 1,980 S.F.
X °
LU 2'-0" �
PROPOSED ADDITION 0.0 S.F.
MIN. PARKING STALL#1 /2\ (E)EXIT I
(min size 8'-6"x17'-0") 17'_0" 3'-8" REAR TOTAL BUILDING GROSS AREA 1,980 S.F. W
(E)SLOPE TO REMAIN EXISTING N) WHEEL STOP
PARKING STALL#5 �^
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VICINITY MAP o
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EXITING LANDSCAPE TO RE AW i �• .
Project NO: NEWPORT 112015
22'-7" 43'-4" 2 NDate 01-11-2016
PROPERTY INE 92.80'
Drawn By DR
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di-
PROPOSED SITE PLAN SCALE �''
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'NOTE A-
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scale As indicated
2015-209
DEMOLITION NOTES NOVUM
1 FOLLOW ALL CURRENT BUILDING ELECTRICAL,PLUMBING,AND 6 ALL REMOVED BUILDING MATERIALS AND FIXTURES MAY BE ARCHITECTURE
MECHANICAL CODES. SALVAGED AT THE OWNER'S DISCRETION.VERIFY WITH OWNER
2 CONTRACTOR TO PROVIDE ALL REQUIRED SHORING AND BRACING AND REMOVE WITH CARE.
PRIOR TO AND DURING ANY DEMOLITION. 7 ALL EXISTING FLOORING AND SUBFLOORING SHALL BE PROTECTED 508 S PACIFIC COAST HIGHWAY.
3 CONTRACTOR TO PROVIDE ALL REQUIRED WATER PROTECTION DURING DEMOLITION AND CONSTRUCTION.FLOORS SHALL BE LEFT REDONDO BEACH,CA 90277
FROM THE ELEMENTS PRIOR TO AND DURING DEMOLITION AND CLEAN AND DEBRIS FREE.
CONSTRUCTION.PROVIDE PROTECTION OF ADJACENT FINISH 8 THE CONTRACTOR WILL BE REQUIRED TO PROVIDE A DUST-FREE TEL:310-383.1827
SURFACES AND ADJOINING SPACES DURING CONSTRUCTION.ALL BARRIER BETWEEN ALL WORK AREAS AS REQUIRED TO PROTECT
AREAS NOT IMPACTED BY CONSTRUCTION SHALL BE LEFT IN SAME FINISH WORK.THESE BARRIER'S SHALL BE LEFT UP DURING ALL WWW.NOVUMARCHITECTURE.COM
CONDITION FOUND PRIOR TO START OF CONSTRUCTION. PHASES OF CONSTRUCTION.
4 ALL DEMOLITION WORK SHALL AT ALL TIMES BE UNDER THE 9 THE CONTRACTOR SHALL REDIRECT/RECONNECT ANY ACTIVE
IMMEDIATE SUPERVISION OF A PERSON WITH PROPER EXISTING UTILITY,DRAINAGE,AND/OR SPRINKLER LINES WHICH (Y�
EXPERIENCE,TRAINING,AND AUTHORITY. MAY BE DISTURBED BY DEMOLITION,AND CAP ALL ABANDONED L�
LINES.
5 THE CONTRACTOR SHALL NOTIFY THE ARCHITECT, IN WRITING,OF 10 EXISTING SIDEWALK&ADJACENT PROPERTY WALLS,WALKS AND —' L0
ANY CONFLICTS BETWEEN THE DEMOLITION PLAN AND THE FENCES SHALL BE PROTECTED DURING ALL PHASES OF 0V
NEW/REMODELED WORK OF THE DOCUMENTS HEREWITH CONSTRUCTION,UNLESS OTHERWISE NOTED. 0-)
CONTAINED.THE CONTRACTOR SHALL,AT HIS OWN EXPENSE, 11 THE CONTRACTOR IS TO FIELD VERIFY ALL AREAS OF DEMOLITION
REPAIR ANY AND ALL DEMOLITION WHICH IS IN CONFLICT AND HAS < Q
NOT BEEN BROUGHT TO THE ARCHITECT'S ATTENTION PRIOR TO AND TO CONFIRM WITH THE ARCHITECT WHICH ELEMENTS ARE TO
DEMOLITION. BE REMOVED AND WHICH ARE TO REMAIN.
EXISTING - DEMOLITION FLOOR PLAN WALL LEGEND >= Q
W
EXISTING EXTERIOR CMU BLOCK WALLS m
EXISTING STUD WALLS W
DEMO EXISTING WALL Q O
(EXISTING) STOREFRONT GLASS LJL W 0—
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Project NO: NEWPORT 112015
4- 00
21'-7" 21'-10" o Date 01-11-2016
43'-4° -10 Drawn By DR
EXISTING - DEMOLITION SITE / FLOOR PLAN 14" = 1 ' 1
*NOTE: A 2 O
SITE IS NOT A LEGAL SURVEY,ALL
AREAS ARE APPROXIMATE AND DIAGRAMMATIC.
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PA2015-209
PLAN NOTES: NOVUM
5. REFRIGERATOR/FREEZER. PROVIDE PURIFIED COLD WATER SUPPLY 9. DISHWASHER.VERIFY WITH CLIENT. 14. RECESSED MIRRORED MEDICINE CABINET.VERIFY WITH CLIENT. 16. F.A.U. PROVIDE COMBUSTION AIR AND CONDENSATE LINE TO OUTSIDE
1. THE CONTRACTOR SHALL VERIFY WITH CLIENT AND SHALL ASSIST LINE TO ICE MAKER WITH RECESSED SHUT OFF VALVE. SEE APPLIANCE PROVIDE RECESSED HOT AND COLD WATER AND DRAIN STANDPIPE AT AIR. PROVIDE NIGHT SETBACK THERMOSTAT. SEE T-24 FOR SUMMARY OF SIZE ARCHITECTURE
THE CLIENT WITH ALL PROPOSED INTERIOR FINISHES, EQUIPMENTS AND SCHEDULE. RANGE.TO BE PROVIDED WITH FUEL GAS AND/OR ELECTRICAL 10. LOWER, UPPER CABINETS OR BUILT IN CABINETRY PER KITCHEN WASHER. PROVIDE J.R. SMITH FLOOR DRAIN UNDER WASHER. AND MODEL. MOUNT ON 18" HIGH PLYWOOD PLATFORM.
APPLIANCES.THE CONTRACTOR SHALL CONSULT WITH THE CLIENTS SUPPLY AS REQUIRED.VERIFY WITH CLIENT ALL APPLIANCES. CONSULTANT.VERIFY WITH CLIENT.
INTERIOR DESIGN TEAM OR CONSULTANTS IF SUPPLIED. 15. PROVIDE STATE FIRE MARSHAL APPROVED SMOKE ALARMS
11. PROVIDE SHOWER ENCLOSURES AT ALL SHOWER STALLS SPECIFIED (DETECTORS).ALARMS SHALL BE HARD WIRED TO SEPARATE CIRCUIT WITH 508 S PACIFIC COAST HIGHWAY.
2. THE CONTRACTOR SHALL NOTIFY THE CLIENT&ARCHITECT OF ANY 6. KITCHEN RANGE HOOD WITH VENTS CONNECTED TO WALL MOUNTED ELSEWHERE. ENCLOSURES SHALL BE A MINIMUM HEIGHT OF 6'-6"MEASURED BATTERY BACK UP AS REQUIRED BY ELECTRICAL CODE. DETECTORS SHALL REDONDO BEACH,CA 90277
UN-FORSEABLE PROBLEMS AND OR ISSUES WITH THE RENOVATION AND RE- EXHAUST FANS.VERIFY VENTING REQUIREMENTS WITH MANUFACTURER'S FROM FINISH FLOOR U.N.O. SHATTERPROOF CLEAR GLASS ENCLOSURE. MEERCONNECTED AND SOUND AN ALARM AUDIBLE IN ALL OFFICE ROOMS. 17. EXTERIOR WALLS: 2"X 4"STUDS AT 16"O.C. U.N.O.
USE OF THE EXISTING BUILDING OR PORTION OF BUILDINGS OR MATERIALS SPEC IFICATIONS.CONVECTION/MICROWAVE OVEN.SEE APPLIANCE VERIFY WITH CLIENT. PART OF SECURITY SYSTEM CONTRACT. SEE THERMAL INSULATION NOTE ABOVE. TWO LAYERS OF GRADE TEL:310-383.1827
AND ITS SYSTEMS. SCHEDULE.VENTING AS REQUIRED BY MANUFACTURER'S SPECIFICATIONS. D PAPER ARE REQUIRED UNDER STUCCO OR FINISH APPLIED OVER
12. NOT USED 16. WATER HEATER T.B.D. HOLDING TANK OR SIMILAR. PLUMBER TO SIZE WOOD SHEATHING PER SECTION 703.6.3 OF THE CRC. WWW.NOVUMARCHITECTURE.COM
3. THE CONTRACTOR SHALL VERIFY WITH CLIENT AND SHALL REMOVE 7. KITCHEN SINK WITH 1 H.P. MIN.GARBAGE DISPOSAL.VERIFY WITH FOR ALL HOT WATER TO RUN SIMULTANEOUSLY.VERIFY WITH T-24 ENERGY
AND STORE PER CLIENT'S DIRECTION ANY PORTIONS OR ITEMS FROM THE CLIENT. 13. TUB BY CLIENT OR I. DESIGNER. 12"X 12"MINIMUM ACCESS PANEL TO CALCULATIONS&PLUMBING PLANS. PROVIDE APPROVED ANCHOR STRAP
EXISTING STRUCTURE(S)TO BE DEMOLISHED OR RENOVATED AND OR BATHTUB TRAP CONNECTION. PROVIDE SOLID TRAP AT TUBS WITHOUT C.P.C. 510.5.P+T VALVES OUTSIDE. STRAPPED @ TOP&BOTTOM WITH 1 1/2"X 18. PROVIDE 1 HR FIRE RATED ASSEMBLY OF 5/8"TYPE"X"GYP. BOARD W/
REUSED.ANY ITEMS THAT ARE TO BE REUSED MUST COMPLY WITH THE 8. PLUMBING FIXTURE AND HARDWARE. SEE SCHEDULE. LOW FLOW ACCESSING PANELS. FINISH AT WALLS TO CEILING HEIGHTS PER INTERIOR 16"GA. STRAP WITH 3/8"X 8"LAG BOLT AT EACH END. METAL OR WOOD FRAMING ON THE CEILING AND ALL WALLS&CEILING OF
LOCAL BUILDING CODES&STANDARDS. TOILETS(1.28 GP FLUSH)SHOWER HEAD(2 G.P.M.) FAUCETS(1.5 G.P.M.)PER ELEVATIONS. U.N.O.TILE DETAILING PER CERAMIC TILE INSTITUTE PROVIDE R30 ROOF INSULATION AT ROOF, R16 AT ALL EXTERIOR WALLS. GARAGES. CO
WATER CONSERVATION CODE REQUIREMENTS.AN APPROVED BACKFLOW STANDARDS. REFER TO T-24 ENERGY CALCULATIONS. LQ
4. PROVIDE ALL NECESSARY FUEL GAS SUPPLY LINES WITH SHUTOFF PREVENTER IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES 19. FURR DOWN CEILING FOR MECHANICAL DUCTING AS REQUIRED. �V
VALVES TO ALL GAS FIRED OPERATED APPLIANCES. SEE APPLIANCE LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER,
SCHEDULE AND PLUMBING PLANS IF PROVIDED. PROVIDE ALL NECESSARY FIXTURES ABOVE SUCH ELEVATIONS SHALL NOT DISCHARGE THROUGH THE Q 20. TYPE I AND II EXHAUST VENTS MUST BE LOCATED AND \`
ELECTRICAL SUPPLY LINES AND CONNECTIONS TO ALL APPLIANCES AS BACKWATER VALVE-CPC710.1 TERMINATED AT CODE COMPLIANT LOCATIONS. Q
REQUIRED. SEE APPLIANCE SCHEDULE AND ELECTRICAL POWER PLANS. uJ
PROPOSED FLOOR PLAN WALL LEGEND >= Q
LLI
EXISTING EXTERIOR CMU BLOCK WALLS �J m
EXISTING STUD WALLS LL'
PROPOSED NEW STUD WALLS Q
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EXISTING DOOR TO No. Description Date
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DOOR P POSED FOUNTAIN WALK IN OLER o OPENING.WINDOW TO
0 160S.F. MATCH STOREFRONT AT
w I
(N)F.D. FRONT OF BUILDING Q
WAITING AREA 208 S.F. ® DIRECT DRAIN INTO o
SEWER SYSTEM
WASH DOWN °O W
SEE SITE PLAN A-0.0 FOR PROPOSED NEW GLASS DOOR TO AREA
PARKING AND EXISTING MATCH(E)SWING BOTH WAYS "z36x72"HIGH
LANDSCAPE TO REMAIN PROPOSED 40"WALL W/ ® 2 O
GLASS ABOVE - A3.0
(N)F.�. 5'-10 Q 5 -0
PROPOSED FULL O
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II HEIGHT WALL REMAIN
/ HARD LIDMIXERIPANTRY i/—PROPOSED HEADER ABOVE
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WASHING AREA
HARD LID CEILING
(N)F.D. (N)F.D. (N)F.D.
PREPABLE ❑ ❑ ❑ m ❑ 0 0 (N®.
Project No: NEWPORT 112015
\—(E) CEILING 9'-4" (E) CEILING 15'-2-1/2" Date 01-11-2016
Drawn By DR
PROPOSED FLOOR PLAN /SCALE 1 A-2 .
'NOTE:
SITE IS NOT A LEGAL SURVEY,ALL
AREAS ARE APPROXIMATE AND DIAGRAMMATIC.
Scale As indicated
mmm=mwg
2015-209
NOVUM
ARCHITECTURE
508 S PACIFIC COAST HIGHWAY.
REDONDO BEACH,CA 90277
TEL:310-383.1827
WWW.NOVUMARCHITECTURE.COM
M
O
J C-0
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Q
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ROOF PENETRATION <
1. VENTS AT FLAT ROOF AND ROOF STACKS SHALL PROJECT ABOVE J Lu
ROOF BY THE MINIMUM DISTANCE REQUIRED BY APPLICABLE CODES AND CO
SHALL BE LOCATED IN AREAS NOT VISIBLE FROM STREET. EXACT
LOCATION TO BE COORDINATED WITH ARCHITECT PRIOR TO INSTALLATION. Mui orf
2. ALL VENTS AND ROOF STACKS TO HAVE RAIN PROTECTION CAPS.
ROOF ALL VENTS & STACKS TO FALSE CHIMNEY. NO STACKS TO BE VISIBLE Q O
FROM EXTERIOR. LL
3. CONTINUOUS WATERPROOFING AT ALL ROOF PENETRATION SHALL
BE PROVIDED WITH W.R. GRACE ICE & WATER SHIELD WRAPPING AND 20 Q w
OZ. G.I. FLASHING AND COUNTERFLASHING. ALL JOINTS AT G.I. SHALL BE z
SOLDERED. ujm
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(E) MECH EQUIPMENT I
III TO REMAIN
No. Description Date
11 1Q planning revision 12-16-2016
EXISTING METAL PANEL
EQUIPMENT SCREEN TO
REMAIN AS IS NEW M H E IPMENT
n EXISTING SINGLE STORY AREA
SA(ISTIEIGHTAS
BUILDING TO REMAIN \
EXISTING METAL PANEL I
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SEE EXTERIOR ELEVATION FOR EXISTING STANDING SEAM \ /
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11 I
Project No: NEWPORT 112015
Date 01-11-2016
Drawn By DR
EXISTING - PROPOSED ROOF PLAN 1 /SCALE 1 1 Aiiiiiiiiii,202
Scale As indicated
D
2015-209 EQUIPMENT SCHEDULE& MECHANICAL REQUIREMENTS
NOTES: EQUIPMENT ELECTRICAL PLUMBING
FLOOR SINKS: WATER GAS
z INSTALL MANUFAC. y H
1. ALL EQUIPMENT WHICH GENERATES CONDENSATE OR SIMILAR LIQUID WASTES SHALL BE o 0.
w RT DESCRIPTION MODEL NO. GENERAL REMARKS VOLTS K.W. AMPS = REMARKS HOT COLD SIZE BTU 3 REMARKS
DRAINED BY MEANS OF INDIRECT WASTE PIPES INTO A FLOOR SINK. 1 1 EQC EQC GAS ROTISSERIE ALTO-SHAAM 120 60 6 1 3/4' 195,000
2. ALL FLOOR SINKS MUST BE HALF-EXPOSED UNDER THE CURB MOUNTED EQUIPMENT, OR BE AR-6G
IN LINE WITH THE FRONT FACE OF ELEVATED FREESTANDING EQUIPMENT, AND LOCATED 2 1 EQC EQC RANGE12 K ERRSGPRIDE 3/4' 360,000
WITHIN 15 FEET OF THE CONDENSATE PRODUCING EQUIPMENT. 24-0
J&R MANUF.
3 1 EQC EQC SALAMANDER ST-48 NOVUM
FINISHES: 4 1 EQC EQC CHAR BROILER BAKE6ROSRPRIDE 3/4' 300,000 ARCHITECTURE
1. FINISHES IN ALL AREAS, OTHER THAN THE CUSTOMER WAITING, MUST BE SMOOTH, NONABSORBENT, FRYMASTER 5 1 EQC EQC ELECTRIC FRYERS
EASILY CLEANABLE, AND DURABLE. 21814E
2. EXISTING FINISHES ARE SUBJECT TO EVALUATION BY THE HEALTH DEPARTMENT. 6 1 EQC EQC GAS BROILER ALTO-SHAM 3/4' 508SPACIFIC COAST HIGHWAY.
CTC20-20G REDONDO BEACH,CA 90277
FLOORS: 7 2 EQC EQC STONE HEARTH OVEN WOOD_STONE 120 60 2 1 3/4' 350,000 TEL:310-383.1827
1. THE FLOOR SURFACES, IN ALL AREAS IN WHICH FOOD IS PREPARED, PACKAGED OR STORED, WHERE ANY UTENSIL IS 8 1 EQC EQC WORKTOP REFRIGERATOR TRUE 115 60 8.5 1/3 1 SELF-CONTAINED WWWNOVUMARCHITECTURE.COM
WASHED, WHERE REFUSE OR GARBAGE IS STORED AND WHERE JANITORIAL FACILITIES ARE LOCATED, AND IN ALL TOILET TWT-12
AND HANDWASHING AREAS, SHALL BE SMOOTH AND OF SUCH DURABLE CONSTRUCTION AND NON-ABSORBENT 9 1 EQC EQC FOOD PREP TABLE TPP 67D-4 115 60 8.6 1/3 1 SELF-CONTAINED M
MATERIAL AS TO BE EASILY CLEANED. 10 1 EQC EQC ICE MACHINE KOIGD-DIRACT 115 60 18.6 1 1/2 F.S. DIRECT WASTE �
2. THESE FLOOR SURFACES SHALL BE COVED AT THE JUNCTURE OF THE FLOOR AND WALL, WITH A THREE-EIGHTHS INCH ADVANCE TABOO J N
(3/8") MINIMUM RADIUS COVING, AND SHALL EXTEND UP THE WALL AT LEAST SIX INCHES (6") EXCEPT IN AREAS 11 9 EQC EQC 3 COMPARTMENT SINK FC-K6-18D CORNER SINK 1/2 1/2 F.S. DIRECT WASTE
WHERE FOOD IS STORED ONLY IN UNOPENED BOTTLES, CANS, CARTONS, SACKS OR OTHER ORIGINAL SHIPPING 12 1 EQC EQC 2 COMPARTMENT SINK ADVANCE TABOO PREP SINK 1/2 1/2 F.S. DIRECT WASTE � Q
CONTAINERS. VINYL TOPSET IS NOT ACCEPTABLE. ADVANCE TABOOu U
13 4 EQC EQC HAND SINK 7-PS-65 W/ SOAP & TOW! DESPENSER 1/2 1/2 2' DIRECT WASTE _
WALLS & CEILINGS: AMCM IHSH SERV
141 1 EQC EQC DISHWASHER 5AG-ES F.S. INDIRECT WASTE U
1. THE WALLS AND CEILINGS OF ALL ROOMS, EXCEPT FOR BARS, ROOMS WHERE FOOD IS STORED IN UNOPENED CONTAINERS, 14A 1 EQC EQC PRE-RINSE FAUCET WALL MNT. 3433555 1/2 1/2 Q
DINING AND SALES AREAS, SHALL BE OF A DURABLE, SMOOTH, NON-ABSORBENT, WASHABLE SURFACE. J W
2. WALLS AND CEILINGS OF FOOD PREPARATION AND UTENSIL WASHING AREAS, AND INTERIOR SURFACES OF WALK-IN 15 1 EQC EQC WALK-IN-COOLER CUSTaw F.S. INDIRECT WASTE m
REFRIGERATION UNITS, SHALL ALSO BE LIGHT COLORED. 16 1 EQC EQC MOP SINK AUEwcm STMIDAM �ORW CAST IRON 1 2 1 2 2' DIRECT WASTE ~
3. WALL AREAS ADJACENT TO BAR SINKS SHALL BE SMOOTH AND EASILY CLEANABLE. 7745.811 CORNER ODEL / /
171 1 EQC EQC WATER HEATER AT EXISTING 2nd LEVEL 1/2 1/2 a (5
4. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC TABLE 803.9. 0-
18 1 EQC EQC S.S. PREP TABLES LL
OQ
19 1 EQC EQC S.S. DRY STORAGE RACKS METRO SHELVING 18 uN36" W FT TOTAL W
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BASE: GLOBAL INDUST. 6Z LEGS - 18DOOR W
1. 6" COVE BASE TILE WITH MIN. 3/8" RADIUS COVE BASE PER FINISH SHEDULE.. 20 1 EQC EQC EMPLOYEE LOCKERS �
21 1 EQC EQC ABOVE (MOUND GREASE TRAP V--I
W
EQUIPMENT SPECIFICATIONS: 22 1 EQC EQC AIR CURTAIN MARS O
1. ALL NEW AND REPLACEMENT ELECTRICAL APPLIANCES SHALL MEET APPLICABLE UNDERWRITERS LABORATIORES CJ)
(UL) STANDARDS FOR ELECTRICAL EQUIPMENT AS DETERMINED BY AN ANSI CERTIFICATION PROGRAM. O —
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REAR EXIT I Project No: NEWPORT 112015
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(N)F.D. (N)F.D. 22 Date 01-11-2016
11 14A (N)F 14
® Drawn By DR
S.S.TABLE
PREP
A-2 . 3
\_(E) CEILING 9'-4' (E) CEILING 15'-2-1/2'
PROPOSED EQUIPMENT PLAN 1 /4" = I 1
Scale As indicated
1
2015-209
NOVUM
ARCHITECTURE
508 S PACIFIC COAST HIGHWAY.
E.Q. E.0. REDONDO BEACH,CA 90277
TEL:310-383.1827
CENTER PROPOSED SIGNAGE ON SIGNAGE NOTE: I J WWW.NOVUMARCHITECTURE.COM
BUILDING
MAXIMUM CODE ALLOWED SIGNAGE S.F._
PROPOSED 2'-0"HIGH EXTRUDED CD �'
w 45'(LOTWIDTH)X1.5=67.5 S.F. z � w
o LETTERS"SIGNAGE" � o
"FAMILY MEAL" n
PROVIDED SIGNAGE AREA: x
EXISTING STANDING SEAM 1T-0"X2'-0"=34S.f. ` �V
METAL PANEL ROOF TO REMAIN (EXISTING) (PROPOSED) (EXISTING) (PROPOSED)
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"FIRE WALL"TO REMAIN �J
�ELIECHE UIPMEI T NE MECH EQUIP .ENT E ECH EC JIPMENW ME H EQUI VENT T
EXISTING WOOD FASCIA AND TO RE AIN AR A SAM HEIGH AS TO RE AIN REA SA E HEI HT AS y
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(FIELD VERIFY) (Y)
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EXISTING - PROPOSED "FRONT" EXTERIOR ELEVATION 1/4CALE 1 1 No. Description Date
Q planning revision 12-16-2016
J I I J
PROPOSED STANDING SEAM EXISTING CMU BLOCK FIRE Q
= METAL PANEL TO MATCH WALL TO REMAIN i n
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v
X (PROPOSED) (EXISTING) (PROPOSED) (EXISTING) vJ z
NEW MECH EQUIPMENT (E)MECH EQUIPMENT NEW MECH EQUIPMENT (E)MECH EQUIPMENT O —
z AREA SAME HEIGHT AS TO REMAIN AREA SAME HEIGHT AS TO REMAIN Q
EXISTING STANDING SEAM
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� JZ
T.O. PLATE
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AT REAR
EXISTING CMU BLOCK WALL (E)VENT
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WALL TO REMAIN O
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NEW WIND6 TO MATCH EW WIND TO MATC JC/ uj EXISTIN DESIGN ' EXISTIN DESIGN / '
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PANEL 1 1 1
EXISTING SLAB ON GRADE TO DOOR I I DOOR
REMAIN \ I I \ - SIGN (E)GAS
TR
(FIELD VERIFY)
EXISTING F.F.E.
Project NO: NEWPORT 112015
Date 01-11-2016
EXISTING - PROPOSED " REAR" EXTERIOR ELEVATION 1/4CALE1 2 Drawn By DR
A- 10
Scale As indicated
2
Zoning `• . •r-February 11, 2016
Item • Additional
.11 \' � •• •1 ' • ••fication (PA2015-217)
as
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Zoning Adminisrator-February 11, 2016
Item No. 1a-Additional Materials Received
rt Cent r Si n Modification PA2015-217)
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