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HomeMy WebLinkAbout01 - TLT Food Minor Use Permit Amendment - PA2016-032 COMMUNITY DEVELOPMENT DEPARTMENT VPLANNING DIVISION low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq�iFOw�avP 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 14, 2016 Agenda Item No. 1 SUBJECT: TLT Food Minor Use Permit Amendment (PA2016-032) 1332 Bison Avenue • Minor Use Permit Amendment No. UP2016-008 APPLICANT: TLT Investors V, LLC OWNER: Irvine Company PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC 50 (Bonita Canyon) • General Plan: CG (General Commercial) PROJECT SUMMARY Amendment to a previously approved Use Permit No. UP2014-047 to change the Alcoholic Beverage Control (ABC) license at an existing eating and drinking establishment (previously occupied by Mozambique Peri Peri) from a Type 47 (On Sale General — Eating Place) to a Type 41 (On Sale Beer and Wine —Eating Place). Additionally, the request includes a change in the opening hour from 10:00 a.m. to 8:00 a.m. However, staff is recommending an opening hour of 6:00 a.m. to provide future flexibility for the establishment. These changes are a result of a new restaurant (TLT Food) occupying the existing restaurant space. No other changes are proposed including the closing hour which will remain at 11 :00 p.m. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit Amendment No. UP2016-008 (Attachment No. ZA 1). TLT Food Minor Use Permit Amendment Zoning Administrator, April 14, 2016 Page 2 DISCUSSION • The site is located in Commercial Sub-Area 5 of the Bonita Canyon Planned Community (PC 50) Zoning District which was intended to provide for up to 55,000 square feet of commercial uses. Eating and drinking establishments are permitted uses subject to the approval of a use permit. • 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. UP2002-020 approved by the Planning Commission on July 18, 2002, granted the Planning Director authority to approve up to ten (10) individual use permits within the shopping center with or without beer/wine sales. • On November 5, 2002, one those 10 Use Permits was approved by the Planning Director (Use Permit No. UP2002-033) for Pasta Bravo, an eating and drinking establishment which allowed the sale and service of food and beverage with a Type 41 (On-Sale Beer and Wine — Eating Place) ABC license within the subject tenant space, and established hours of operation between 10:00 a.m. and 11:00 p.m., daily. • In 2014, the Zoning Administrator' approved Minor Use Permit No. UP2014-047 which amended and superseded Use Permit No. UP2002-033 to allow Mozambique Peri Peri, to have a Type 47 (On Sale General — Eating Place) ABC license. The Minor Use Permit also conditioned the hours of operation from 10:00 a.m. to 11:00 p.m., daily. • The existing Mozambique Peri Peri restaurant space will be occupied by TLT Food, which holds a Type 41 (On Sale Beer and Wine — Eating Place) ABC license which is a less restrictive alcohol license. Additionally, TLT Food proposes an earlier opening hour of 8:00 a.m. However, staff recommends and has conditioned the opening hour to be 6:00 a.m. to provide future flexibility for the establishment. The closing hour will remain at 11:00 p.m. • Pursuant to Zoning Code Section 20.48.030 (Alcohol Sales) owners or operators of existing alcohol sales establishments shall be required to amend an existing permit if there is a change in type of retail liquor license from the Department of Alcoholic Beverage Control. Additionally, the change in the opening hour requires an amendment of the existing permit. With the Zoning Code Update in 2010,the Planning Directors Use Permits became Minor Use Permits which are reviewed and approved by the Zoning Administrator. Tmph:10-02-15 TLT Food Minor Use Permit Amendment Zoning Administrator, April 14, 2016 Page 3 • The use will remain an eating and drinking establishment and the change in ABC license type will not alter or intensify the existing use. There will be no change in the floor area or the number of seats. • The change of the opening hour from 10:00 a.m. to 6:00 a.m. is consistent with other uses in the shopping center that have 5:30 a.m. (Coffee Bean) and 6:00 a.m. (Panera Bread) opening hours. Further, these earlier opening hours have not proven detrimental and the closest residential uses are over 300 feet away across major arterial roads. • The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility is maintained with the surrounding uses and minimize alcohol related impacts. Historically, there have been no issues related to the alcohol service at the previous restaurants occupying this tenant space. The project has been conditioned to ensure the welfare of the surrounding community and that the eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to ensure the safety and welfare of customers and employees of the establishment. The project has been conditioned so that no dancing or live entertainment will be permitted on the premises. • As conditioned, the owners, managers and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol. • If approved, this Minor Use Permit supersedes Use Permit No. UP2014-047 (PA2014-182), which will become null and void should this subject application be approved and exercised. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The existing commercial space has been a restaurant use for several years within a shopping center. The interior tenant improvements are minor in nature and do not include an increase in area or change of use. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least TmpIt:10-02-15 TLT Food Minor Use Permit Amendment Zoning Administrator, April 14, 2016 Page 4 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: Melinda Whelan Assistant Planner GBR/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 PD Memo and Crime Statistics ZA 4 Project Plans TmpIt:10-02-15 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-008 FOR A NEW RESTAURANT TO OCCUPY AN EXISITNG RESTAURANT SPACE AND CHANGE THE TYPE OF ALCOHOL LICENSE AND THE OPENING HOUR LOCATED AT 1332 BISON AVENUE (PA2016-032) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Murray Wishengrad, TILT Investors V, LLC, with respect to property located at 1332 Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001-140 requesting approval of an amendment to an existing use permit. 2. The applicant proposes to amend a previously approved Use Permit No. UP2014-047 to change the Alcoholic Beverage Control (ABC) license at an existing eating and drinking establishment (previously occupied by Mozambique Peri Peri) from a Type 47 (On Sale General — Eating Place) to a Type 41 (On Sale Beer and Wine—Eating Place). Additionally, the request includes a change in the opening hour from 10:00 a.m. to 8:00 a.m. However, staff is recommending an opening hour of 6:00 a.m. to provide future flexibility for the establishment. These changes are a result of a new restaurant (TLT Food) occupying the existing restaurant space. No other changes are proposed including the closing hour which will remain at 11:00 p.m. 3. The subject property is located within the Bonita Canyon Planned Community (PC 50) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on April 14, 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) of the Guidelines for CEQA. Zoning Administrator Resolution No. ZA2016-XXX Page 2 of 12 2. The existing commercial space has been a restaurant use for several years within a shopping center. The interior tenant improvements are minor in nature and do not include an increase in area or change of use. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of the Zoning Code. Facts in Support of Finding: In finding that the proposed use is consistent with Section 20.48.030 of the Zoning Code, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The subject property is located in Reporting District 54 (RD 54). The Part One Crimes (Part One Crimes are the eight most serious crimes defined by the FBI Uniform Crime Report — homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto theft, and arson) crime rate in RD 54 is higher than adjacent Reporting Districts 51 and 52, but lower than Reporting District 36 and the City overall. 2. Year to date, zero crimes have been reported at the subject property. 3. The Police Department has reviewed the proposal, provided operating conditions of approval, and has no objection to the change in alcoholic beverage license type or the earlier opening hour. ii. The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. The total number of alcohol-related calls for service, crimes, or arrests in RD 54 is higher than adjacent Reporting District 52 by one, but lower than Reporting Districts 36 and 51 and significantly less than the City overall. The Police Department has reviewed the proposal and has no objection. 2. Year to date, one call for service representing less than one percent (1/1,678 = 0.0006) of all calls for service in the Reporting District have been reported at the subject property. There have been no arrests or citations reported at the subject property. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 3 of 12 iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. The site is developed with a commercial shopping center which is consistent with the General Plan designation, General Commercial. Properties within the shopping center consist of retail, service, and eating and drinking establishment uses. The property is not located within proximity to any day care centers, hospitals, park and recreation facilities, places of worship, schools, or similar uses that attract minors. The nearest residential and recreational uses are buffered from the shopping center by MacArthur Boulevard and Bison Avenue. Eating and drinking establishments with incidental alcohol service have existed at the subject location since original construction of the shopping center in 2002 and the proposed change in Alcoholic Beverage Control license type is not anticipated to alter the operational characteristics of the use such that it becomes detrimental to the area. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. 1. Multiple eating and drinking establishments within the shopping center including Wildfish Seafood Grille (Type 47), Islands (Type 47), Johnny's Real New York Pizza (Type 41), and Pei Wei (Type 41) sell alcoholic beverages. Previously, at the subject tenant space Mozambique Peri Peri operated with a Type 47 (On-Sale General — Eating Place) license. There is no evidence suggesting these existing restaurants with alcohol service have been detrimental to surrounding properties or the neighborhood and the change in license type at the subject location with the earlier opening hour is not expected to generate any increase in alcohol-related nuisances. V. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. An eating and drinking establishment with alcohol service has operated at the subject location since 2002. The proposed amendment is not correcting any objectionable conditions. 2. 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. The service of alcohol is intended for the convenience of customers dining at the establishment. 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. 3. The existing hours of operation of the establishment help to will minimize the potential effects on land use. The establishment closes by 11:00 p.m., daily, which will ensure 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 4 of 12 the use does not become a late night bar, tavern, or nightclub without a future amendment to this Use Permit. 4. The establishment is located within an existing shopping center which is developed with other commercial uses. Changing the alcohol beverage control license will not alter the existing operation, but will complement the food service and provide a convenience to customers. 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: B. 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 General Commercial (CG) which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. 2. The existing eating and drinking establishment is located within the Bluffs Shopping Center and serves those working, residing, or visiting the surrounding neighborhood, consistent with the CG land use designation. 3. The subject property is not a part of a specific plan area. Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Facts in Support of Finding: 1. The site is located in Commercial Sub-Area 5 of the Bonita Canyon Planned Community (PC 50) Zoning District which was intended to provide for up to 55,000 square feet of commercial uses. Eating and drinking establishments are permitted uses subject to the approval of a use permit. 2. The previous eating and drinking establishment operated pursuant to Use Permit No. UP2014-047, which allowed the sale and service of food and beverages with a Type 47 ABC License, and established hours of operation between 10:00 a.m. and 11:00 p.m., daily. 3. The change of the opening hour from 10:00 a.m. to 6:00 a.m. is consistent with other uses in the shopping center that have 5:30 a.m. (Coffee Bean) and 6:00 a.m. (Panera 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 5 of 12 Bread) opening hours. Furthermore, these earlier opening hours have not proven detrimental and the closest residential uses are over 300 feet away across major arterial roads. 4. The use will remain an eating and drinking establishment and the change in ABC license type will not alter or intensify the existing use. There will be no change in the floor area or the number of seats. 5. The conditions of approval reflected in "Exhibit A" of this resolution ensure that potential conflicts with surrounding land uses are eliminated or minimized to the greatest extent possible. 6. The tenant improvements are currently in the plan check process and will comply with all Building Code and Fire Code requirements. Findinq: 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. Eating and drinking establishments with the service of alcohol have operated at the shopping center since original construction in 2002 and have not proven detrimental to the area. 2. The principal use will remain an eating and drinking establishment and the change in license type will not alter the design, size, or operating characteristics of the facility. 3. The 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. The project has been conditioned to ensure the welfare of the surrounding community and that the eating and drinking establishment does not become a bar or tavern. The establishment is required to comply with the requirements of the Alcoholic Beverage Control Department to ensure the safety and welfare of customers and employees of the establishment. The project has been conditioned so that no dancing or live entertainment will be permitted on the premises. 4. The earlier opening hour of 8:00 a.m. is consistent with the shopping center which has tenants that open as early as 5:30 a.m. 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. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 6 of 12 Facts in Support of Finding: 1. The existing eating and drinking establishment is located within an existing shopping center and has demonstrated that it is physically suitable in terms of design, location, shape, and size to support the use. 2. Adequate public and emergency vehicle access, public services, and utilities are provided for on-site. Finding: F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The amended use permit 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 tenant space during business hours, if directly related to the patrons of the establishment. 2. The eating and drinking establishment will continue to service patrons of the shopping center, surrounding commercial buildings, and provide dining services as a public convenience to the surrounding neighborhood. The service of alcohol will continue to complement the principal use of the facility and provide an economic opportunity for the property owner to maintain a successful business in a way which best serves the community. 3. The proposed restaurant does not include late hours, distilled spirits, dancing or live entertainment which could have the potential to generate additional nuisances to the surrounding neighborhood. 4. As conditioned, the owners, managers and employees selling alcohol are required to undergo and successfully complete a certified training program in responsible methods and skills for selling alcohol. 5. Residential uses do not exist within proximity of the establishment and are over 300 feet away separated from the shopping center and use by Bison Avenue or MacArthur Boulevard.. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 7 of 12 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-008 (PA2016-032), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 3. This resolution supersedes Use Permit No. UP2014-047 (PA2014-182) approved December 23, 2014, which upon vesting of the rights authorized by Minor Use Permit No. UP2016-008 (PA2016-032), shall become null and void PASSED, APPROVED, AND ADOPTED THIS 141h DAY OF APRIL, 2016. Patrick J. Alford, Zoning Administrator 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX 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. 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. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 4. The eating and drinking establishment as proposed will contain approximately 1,900 gross square feet. Any change in operational characteristics, expansion in area, or other modification to the approved plans, may require an amendment to this Minor Use Permit or the processing of a new use permit. 5. Hours of operation shall be limited to between 6:00 a.m. and 11:00 p.m., daily. Any increase in the hours of operation shall be subject to the approval of an amendment to this Minor Use Permit or the processing of a new use permit. 6. All employees shall park on-site. 7. The reciprocal arrangement for ingress, egress and parking that applies to the subject property shall remain in effect for the duration of the eating and drinking establishment. 8. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets in accordance with Newport Beach Municipal Code Section 20.30.020 (Buffering and Screening), and shall be sound attenuated in accordance with Chapter 10.26 (Community Noise Control). 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 Division and Public Works Department. This condition does not preclude the shared use of a common area grease interceptor device, if determined adequate by the Building Division and Public Works Department. 10. The facility shall comply with the provisions of Chapter 14.30 (Fats, Oils and Grease Control) for commercial kitchen grease disposal. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 9 of 12 11. Kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Division. 12. Should the alcoholic beverage control (ABC) license be transferred, any future license holders, operators or assignees shall be notified of the conditions of this approval by either the current licensee, business operator, or the leasing company. Future licensees, operators or assignees shall submit, within thirty (30) days of transfer of the ABC license, a letter to the Planning Division acknowledging their receipt and acceptance of the limitations, restrictions and conditions of approval of this minor use permit. 13. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control (ABC) shall be a Type 41 (On Sale Beer and Wine- Eating Place) in conjunction with the service of food. 14. The alcoholic beverage sales for the purpose of on-site consumption shall be limited to the designated dining areas indicated on the floor plan submitted with the application. Any change in the operation of on-sale alcoholic beverage sales or increase in the dining area devoted to alcohol sales for customers shall be subject to the approval of an amendment to this minor use permit issued by the Zoning Administrator. 15. Bar counters for the service of alcoholic beverages shall be prohibited. 16. The operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. If the operator fails to discourage or correct nuisances, the Zoning Administrator may review, modify, or revoke this minor use permit in accordance with Chapter 20.96 of the Zoning Code. 17. A covered wash-out area for refuse containers and kitchen equipment shall be provided and the area shall drain directly into the sewer system, unless otherwise approved by the Building Division and Public Works Department. 18. 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. 19. 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. 20. 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 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 10 of 12 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). 21. 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. 22. 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. 23. 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. 24. There shall be no live entertainment. 25. No outside paging system shall be utilized in conjunction with this establishment. 26. 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. 27. 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. 28. 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 TLT Food Minor Use Permit including, but not limited to Minor Use Permit No. UP2016-008 (PA2016-032). 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. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 11 of 12 Police Department Conditions 29. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 30. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 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. 33. This approval does not permit the premises to operate as a bar, lounge, or nightclub as defined by the Newport Beach Municipal Code. 34. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 35. The applicant shall post and maintain professional quality signs measuring 12 inches by 12 inches with lettering no smaller than 2 inches in height that read, "No Alcoholic Beverages Beyond This Point' at all exits leading from the dining area. 36. The 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. 37. 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. 38. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 39. Dancing shall be prohibited, unless otherwise approved in conjunction with a Special Events Permit. 40. 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 alcohol beverages. 03-08-2016 Zoning Administrator Resolution No. ZA2016-XXX Page 12 of 12 Code Enforcement Conditions 41. Provide and maintain a current community relations contact person (name, phone, and email) for complaint response in the Planning Division file (PA2016-032) at all times. 03-08-2016 Attachment No. ZA 2 Vicinity Map VICINITY MAP Y 1 Y: i 4^; ,T7- �� t Pr o }� 1 PvrM I 1 8 •�.` . rtes<' �. '..r. ���: /�� J...t~ -1 � ��P�+ h 4�1, Minor Use Permit Amendment No. UP2016-008 PA2016-032 1332 Bison Avenue Attachment No. ZA 3 PD Memo and Crime Statistics NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION BEACH 43 '";. MEMORANDUM TO: Melinda Whelan, Assistant Planner FROM: Wendy Joe, Police Civilian Investigator DATE: March 29, 2016 SUBJECT: TLT Food 1332 Bison Ave Use Permit No. UP2016-008 (PA2016-032) At your request, the Police Department has reviewed the project application for an amendment to an existing use permit to allow a change from a Type 47 (On-sale General — Eating Place) to a Type 41 (On-Sale Beer and Wine — Eating Place) Alcoholic Beverage Control License. Additionally, the request is to change the opening hour from 10:00 a.m. to 8:00 a.m., the closing hour will remain unchanged at 11:00 p.m. 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 1332 Bison Avenue, located within Reporting District (RD) 54. • In 2015, RD 54 had a total of 74 reported crimes, compared to a city-wide RD average of 163 reported crimes, or-55% under the city-wide average. • In 2015, 31 arrests were made in RD 54. Of those arrests, 3 were for Driving Under the Influence (DUI) and 3 were for Public Intoxication, which equals 19% of arrests related to alcohol. 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 377 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 505 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 8 active licenses in this RD which are contained within one commercial area serving the adjacent communities. • RD 54 has a per capita ratio of 1 license for every 377 residents. • RD 54 is oversaturated as defined by the B&P code. i TLT Food Use Permit No. UP2016-008 Public Convenience or Necessity The applicant, TLT Foods, intends to apply for a Type 41 ABC license which is sheltered under the umbrella "bona fide eating place", therefore, ABC will determine public convenience and necessity for this establishment during the application process. At this time the Police Department has no foreseen objections to the license issuance. Comments The Police Department has no objections to this project moving forward. The Type 41 is more favorable from a public safety perspective. Looking forward to future tenant considerations, we request the Type 47 use approval be retracted from the land use. Per the application, the hours of operation will not exceed 10:00 p.m., therefore reducing potential security concerns. Recommended Conditions Except for the clarification of the Type 47 changing to a Type 41 (existing condition #13), the Police Department requests all conditions related to alcohol remain, and the following conditions be added: 1. Food service from the regular menu must be available to patrons up to thirty (30) minutes before the scheduled closing time. 2. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 3. 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. 4. 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. 5. 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. 6. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 7. 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. 8. Strict adherence to maximum occupancy limits is required. 2 TILT Food Use Permit No. UP2016-008 If you have any questions as to the content of this memorandum, please contact Civilian jInveatorWendy Joe at 949.644.3705 or wjoe@nbpd.org. an Investigator, Special Investigations Brad Miller Sergeant, Special Investigations David W. McGill Deputy Chief 3 NEWPORT BEACH POLICE DEPARTMENT "�W°�"r E cr�artazya;,a�utut U ,� Chief lay R.Johnson 870 Santa Barbara Drive-Newport Beach -CA 92660•949.644-3791 +4v00.N" 2015 CRIME AND ALCOHOL-RELATED STATISTICS 'Calls For Crimes Arrests Citations ABC Info �ervice Part I Crimes P1332 t 11 All Public Liquor I Intoxication Related Licenses Capita onAve 1 0 0 norapplcab/e 0 U'' 0 0 0 1 norappucabkRD: 1,678 37 37 1,372.91 31 3 3 0 3 8 337 Adjacent RD: 2 RD36 75 87 1,392.24 75 11 5 0 9 2 2,694 Adjacent RD: RD51 1,575 33 48 779.59 17 1 3 0 8 0 0 Adjacent RD: RD52 820 25 22 1,506.02 6 0 0 2 2 4 415 Newport Beach 102,056 2,339 3,841 2,739.65 3,523 449 666 28 1,185 438 194 California notavailable 1,100,901 not available 2,955.13 1,217,089 155,285 89,901 15,673 notavollable 97,653 381 National notovailable 9,443,212 not amiable 3,052.79 11,205,833 1,117,852 414,854 321,125 notavalloble notopplicable notapplicable Summary for TLT Food at 1332 Bison Ave (RD54) In 2015,RD54 had a total of 74 reported crimes,compared to a city-wide reporting district average of 163 reported crimes. This reporting district is-89 crimes,or-55%,UNDER the city-wide average. The number of active ABC licenses in this RD is 8,which equals a per capita ratio of one license for every 337 residents. Orange County averages one license for every 505 residents and California averages one license for every 381 residents. This location is within an RD that is OVER the Orange County and OVER the California per capita averages of ABC licenses. Part I Crimes are the 8 most serious crimes as defined by the FBI Uniform Crime Report-Homicide, Rape, Robbery,Aggravated Assault,Burglary,larceny-Theft Auto Theft and Arson. This report reflects City of Newport Beach raw crime data for 2015,through December 31,before unfounded crimes are removed. California and National crime figures are based on the 2014 Uniform Crime Report which is the most recent edition. Crime Rate refers to the number of Part I Crimes per 100,000 people. Number of Active ABC Licenses is the total of all types of retail licenses known to the NBPD as of 01/07/2016. All Population figures token from the 2010 US Census. 3/28/2016 Additional information Highest Volume Crime in • lls for Service RDS4 at 1332 Bison Ave Burg/Theft From Auto BURGLARY ALARM AUDIBLE 1 Burg/Theft From Auto Burg/Theft From Auto Residential Burglary Attachment No. ZA 4 Project Plans PA2016-032 REFEREN O `� Y III NZ ETTER OF INTENTION TO MAINTAIN OCCUPANCY LOAD • Y :' v tN:>ao u - t•.nmc •� tficyY`�kT ,r.4ti:.'C`i., r. 'tiia:S, 0`.Lx.'M ?k" ,•�`'.nl EXISTING .ITE � ,� � z��y � arF � : � rk�,��������.��� ���t��� =5navt�� ��� � �Nr 1 - d1. � _ . "� i S- •3 < n� \t' .,Mr3� �•�t'�.4`S•�r� x� YKi' '. •A � 3s3o fi �.' � �` > .Y:Y 'f.` #�C:X• $S c i',Y2 ' +e( �N'i:> r i I +1 � ..., .. .,� � Y��lik,<��a��'#`r�•. 'C �i.'J a���7�a J SV �y`A����K-_Y * k.• 4Pe�PaG,. i1� �.y ST bl� ��J ' . • 11.. T•:�,.1l}}y, 5 _Y 'et .C"3:. 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Reuse, �6 _ na ROOM COOLER publication prohibited • 4''* F e��4iY 'r'S1�!i■ ■��rm ` __- ' • 1 , + reproduction Or pub I atl IS pro It Ill ,-� F - t except by written permission of : I • B e I I RESTROOM - r- ! ..�• I Interstices, Inc. Title to these documents rr pk` 1 = ffE II,' + r .! r, E _ k I _ E e r l G I ' [ it t e ''r -- --- s. __ -_ ... r I -r•� j=• ,: J� ' shall remain with Interstices, Inc. I f 9 § i � I I c l fff 6 ly ' --_. 7 E i i i I. was .� - AREA `�' ' ! `'- .0 tl i l e� .,�, _ € �.. G Q 4Y-�� -- - --•e• 7.•.-t. 1 �. E I L �-....,I„-.. 6 F � i ^•_`--I`-` "�"'-�"_-� ..� n. I. I ° FFFi i E HF I� s - s s 1� reJ � \• ! +`;' I '. . rr: ql a SEp ARCHi i - , / { r a }l a - r _ - ..pe tl , �1 :10 M 'ST.At'LLS I� 'i: ---------------------------- 9M ---: --- -----„.--- , -_.-- I � ■ �� _ _ * No.CI8056 `z ca F 1 _ _- J 1 k '. . .rSg G L + I I 11/2017 REN. �p DRY STORAGE ° :-,,,_.., .r_,_,m �.•._-i I '� ,1 R _ _ -I 5_ _ _ 1: I e I i I 1 : .o. .__�" �"!" 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J it li-li '� <I fi Ir 4F-k ' I I--7 CO Lv _1 ZEE j , 7^�r'orf _.&.7.q `, a rbF•..- v7,"S,� - ;:. a ii I e 0 401 + �s.i !fl{ =sem.a,.1�'L �. _..16. :,s ' i 1 e 'r i r•- • ._tkq,. , r ' - ' !, I...I ..\. O �y/ - - - �� ,� - !,; 1 ORDER AREA - + 12 STALLE� E I --_ of IIO Q k 1p �7r _pS ■�y)1 A z q 5 11 � I ■�j7/'�V � � :®®. nkLwlmY m I, ' I I I 4 e • 'i 11 e e y --45sc.4i _0.S LU �'�e.e9.L.ee'_ fs.ie® '.r clue xr dia ae rlV6 it ea remm:■I,.mm r�rlrlu ihi IrJ §[PHR u � '-� '§` 'I � ._ �armr••..e:=r- --.. -•'_ >s • r '4 !i ,_. - -- ------- -- ---•�_ �� _ s,n��.,s,ri.....��.,,,.___ AAAAAA I; F- �a�Rr* L 1� _ -- - - NORTI-! ap�7F8T'P Y . - - OA DINING EXIT lvtiLDC. T1PE �N `._... I� _ L> . , ��, NTS i i_...._..m- �-- i 4 � { _l 1 A�m, rx, ::._ .. ,:- ' taw, q.�a , .nx: :�.av a,e,__, 4,.,.P„n,.,a�ux. :,a .maw„_,_,nu,®,m-,._,,,_,_m•,_,mvv, „a.,,,,. :m.•- a,nm,.a .v , r.. . .__- ., i ' 5ETBA51_ 1 10.1 1 Wk, �t NOTE: FIFM FIRE r`TRJGi�j. i� 4 SITE PLAN 0 IC U'- - °� BISTON AVENUE '� THE OCCUPANCY ANALYSIS AND RESTRICTIONS FROM PREVIOUS RESTAURANT - OGGUPANGY IS SHOWN ABOVE. PROPOSED NEW RESTAURANT IS SAME CONFIGURATION. NEW RESTAURANT SHALL COMPLY WITH ANY RESTRICTIONS t REQUIRED ABOVE. OCCUPANCY SHALL BE LIMITED TO 4e PERSONS. A- 1 SITE PLAN OCCUi=,ANCY ANALYSIS PA2016-032 SITE PLAN lO SITE - ACCESSIBLE PATH OF TRAVEL. 2O EXISTING ACCESSIBLE PARKING. VERIFY PER DETAIL 51A-OA AND INSTALL ANY MISSING REQUIRED ELEMENTS. 3O EXISTING ACCESSIBLE PARKING SIGNAGE AND POLE. VERIFY EXISTING CONDITION. INSTALL PER DETAIL 20/A-0.4 O O M O EXISTING SIDEWALK WITH CURB RAMP AND TRUNCATED DOMES. VERIFY EXISTING CONDITION. INSTALL AS REQUIRED PER 2013 GBG SECT, 118-105, PROJECT LOCATION interstices ARCHITECTURE � I ...................................{ 5 6 2 . 4 3 8 . 0 4 3 8 L w W www. interstices-lb . com } 1 322 Coronado Ave C N Long Beach, California LU LL 9 0 8 0 4 4 Q © COPYRIGHT 2016 Project Number 1533.00 I 000000000000000 -0000000000000., Date d000000000000000000000000000000C Drawn 11.02.15 RDJ Reviewed Client Approval Issued 12.14.15 J.G. PLAN CHECK 02.15.16 J.G. u 2 3 CADD ID NO: TILT FOODS- NEWPORT PLOT SCALE: 1"=1'-0" These documents, s instruments of service, are the exclusive property of Interstices, Inc. Their use shall be restricted to the original site for which they were prepared . Reuse, 5'-0" MIN. reproduction or publication is prohibited except by written permission of Interstices, Inc. Title to these documents shall remain with Interstices, Inc. Ep ARC. * Na C180% `t REN. 11/2017 s9�FOF CAIA-C��e U NORTN w 2 o SITE PLAN KEYNOTES °° > N O LU O � QU DINING AREA RESTROOM AREA O U Z w LU CN m 1 1— C7 1- 1— 00 Lv D zr O OCCUPANCY GRAPHIC LAYOUT O Q C DINING AREA 605 / 15 = 40 OCC O ::D w ORDERING AREA -1-1 / 15 5 OCC ILL Q z KITCHEN AREA -M 1/ 200 4 OCC w ENTRY AREA 0 OCC J C ENTRY AREA RESTROOM AREA 0 OCC COOLER 0 OCC TOTAL OCCUPANCY 49 OCC THE TOTAL NUMBER OF OCCUPANTS BASED ON THE DINING, ORDERING AND KITCHEN AREAS DO NOT ORDERING AREA _ _ _ _ _ _ INCLUDE THE RESTROOM, ENTRY AND COOLER AREA. -0®-— —� ENLARGED SITE PLAN/OCCUPANCY ANALYSIS KITCHEN AREA COOLER A- 1 J NEW OCCUPANCY ,ANALY515 GENERAL NOTES PA2016-032 DEMOLITION FLOOR PLAN OREMOVE WALL. REMOVE OR RELOCATE ELECTRICAL, MECHANICAL AND/OR PLUMBING ELEMENTS WHERE REQUIRED. O2 REMOVE PLUMBING FIXTURES, ACCESSORIES, DRAINS AND PIPES. CAP PIPES TO BE REUSED. COORDINATE EXTENT OF WORK WITH NEW FLOOR PLANS AND PLUMBING PLANS. SALVAGE ACCESSORIES FOR RE-USE. COORDINATE WITH TENANT. OREMOVE CABINET. COORDINATE SALVAGE WITH TENANT. O CUT FLOOR FOR NEW PLUMBING AND ELECTRICAL. OCUT WALL FOR NEW OPENINGS WHERE REQUIRED BY NEW FLOOR PLAN. VERIFY EXISTING ELECTRICAL PRIOR TO ANY DEMOLITION. O REMOVE EXISTING FLOOR TILE. NEW FINISH TO BE EXPOSED CONCRETE. REPAIR CONCRETE FLOOR AS REQUIRED FOR NEW FLOOR FINISH. O REMOVE WALL TILE. REPAIR WALL WITH NEW DRYWALL AS REQUIRED. INSTALL TYPE "X" AT ALL DEMISING WALLS AND VERIFY FIRE RATINGS. O SAND/GRIND CONCRETE FLOOR SMOOTH. REMOVE EXISTING TYP. l 8 FINISHES. COORDINATE SAWCUT FILL WITH TENANT. MEN TYP. 2 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -I J TYP. I 8 OFFICE F — — — 5 WOMEN I TYP. 4 I _ Fr DINING ENTRY TYP. I I DRY sroRAGE DEMOLITION CEILING PLAN interstices EXISTING SOFFIT STRUCTURE TO REMAIN PER NEW PLANS. REMOVE DRYWALL AND PREP FOR CONFIGURATION AND NEW FINISHES. ARC H ITECTURE 21 REMOVE DRYWALL CEILING AND T-BAR SYSTEM INCLUDING - - - - � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J FRAMING AND SUPPORTS. REPAIR WALL OR CEILING TO REMAIN. I LI 22 REMOVE SOFFIT. SUPPORT EXISTING SOFFITS TO REMAIN. J ( 23 EXISTING T-BAR CEILING AND FIXTURES TO REMAIN. 5 6 2 . 4 3 8 . 0 4 3 8 TYP. L© 2 O www, interstices-Ib . c o m I E 1322 Coronado Ave C SERVICE KITCHEN C�� C I 6 $ KITCHEN WALK- 7 COUNTER IN REFRIGERATOR g on LBeach, California � n TYP. , I II xxxxxxx o xxxxxxxxxx ©COPYRIGHT 2016 Project Number 1533.00 Date Drawn 11.02.15 RDJ Reviewed Client Approval Issued 12.14.15 J.G. PLAN CHECK 02.15.16 J.G. NORTH I/4" 1'-D" ■ 1 CADD ID NO: TILT FOODS- NEWPORT DEMOLITION FLOOR PLAN IGE1(NOTES PLOT SCALE: 1"=1'-0" These documents, as instruments of service, are the exclusive property of Interstices, Inc. Their use shall be restricted to the original site for which they were prepared . Reuse, reproduction or publication is prohibited except by written permission of Interstices, Inc. Title to these documents shall remain with Interstices, Inc. 'to ARCh,� M. 6 T� * No.C18056 `z REN. 11/2017 e OF CA``�0��. MEN II II II I I II II I I II II I I II II I I I I I I I � II II I I II II I I II II I I II II I I I I I I I � II II I I II II I I II II I I II II I I I I I I I I U Z - - r — - - - -r — � - - ti rl- - - - t - -11 FI- - T - - r - -I- - T - - r - -I- - T - - OFFICE Q w O II II II II I I II II I I II LL I I I I I I WOMEN LU 2 'O II II II II I I II II I I II I I I I ICN LEGEND O W Q` 20 LL - - L J - - JJ LL - -L — J - - -U LI- - 1 - - L - -IJ - - - � C � Q I 1 1. REMOVE EXISTING FINISHES AS REQUIRED FOR NEW FLOOR PLANS. O Q U DINING I I 21 TYP DRY STORA E 2. REMOVE EXISTING CEILING AS REQUIRED FOR NEW FLOOR PLANS. > � O TYP = ENTRY 21 . (E E> > z U 20 3. REMOVE ALL MECHANICAL, ELECTRICAL AND PLUMBING EQUIPMENT NOT BEING w N REUSED. Q m Q W E E W N m r ~ CO l-- 0 z 00 L / I �oococoo�o�o / I O Q O ::D LU II LU EREF SERVICE KITCHEN 23 KI CH WALK-IN � w Z zz COUNTER REFRIGERATOR J C II I I 1 1 I I (E (E E II I I II I I .7.^.C�'kk7.'XXX�'>cXXXXXXX><X�'>c DEMOLITION PLAN A- 1 . 2 NORTH DEMOLITION REFLECTED CEILING PLAN 1/4" = 1'-0" ■ 2 GENERAL NOTES PA2016-032 ❑ INSTALL TACTILE EXIT SIGN WITH THE WORD "EXIT". SEE DETAIL IS/A5.1, CBC 2013 SECT. 1011.4, 115--102. O2 SITE-ACCESSIBLE PATH OF TRAVEL. INSTALL INTERNATIONAL SIGN OF ACCESSIBLE 60" A.F.F. CENTERED ON GLASS, SEE DETAIL 20/A5.1. OELECTRONIC TV/MENU BOARDS AND TV SCREENS W/ T.S. FRAMES. COORDINATE POWER, DATA AND CABLE REQUIREMENTS WITH TENANT, TYP. OOFFICE: COORDINATE POWER, DATA AND CABLE REQUIREMENTS WITH TENANT. O EXISTING WALK-IN REFRIGERATOR: SEE KITCHEN DRAWINGS FOR ADDITIONAL DINING WOMEN MEN INFORMATION. 101 106 105 O WALL FURRING WITH 1X4 T.S. MENU BOARD SUPPORT BOLTED TO FLOOR SLAB. SEE DETAIL 5/A-5.0 OWALL MOUNTED MONITORS. INSTALL BACKING FOR MONITOR MOUNTS. MONITOR: 55" SAMSUNG DM55E. F9 T I !6❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ �6 = 4 B 02 � A4. Q '� ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ , J66 p' C it � ❑ ❑ ❑ ❑ ❑ ❑ ❑ � 03 � O iL--- - ---J ❑ ❑ ❑ ❑ ❑ ❑ ❑ - � ❑ 1. 3/V2 17 EP.❑ 4 A p ii E.P. FINISH AND FURNI TURE PLAN KEYNOTES: I II 8 2 D, DI AG4 B, BI5 -6 DeO�e� 04 ® 20 ACCESSCLEARANCE REQUIREMENTS.% IN. CBG 2013 115-226U. COMPLY WITH ALL 0 E.P. 4 = O6 11 21 SMOOTH CONCRETE FLOOR WITH SEALER, CO-1. COORDINATE FILL OF EXISTING Os 31 0 SAW CUTS WITH TENANT. 0 0 �1 0 interstices ® 01 ❑ ❑ ❑ 2 0l 22 SMOOTH CONCRETE FLOOR WITH SEALER AND 3/8" RADIUS SLIMFOOT COVED ENTRY DRY STORAGE BASE, CO-1. 3 a _ �____� A VL VJ 0 23 EPDXY FLOOR WITH 6" HIGH 3/8" RADIUS SLIMFOOT COVED BASE, EXP-1 WITH A R C H ITECTURE I I - 5-2. a 24 BEVELED TILE TRANSITION. SEE DETAIL II/A-0.4 1 i N 25 KITCHEN EQUIPMENT: SEE KITCHEN PLANS FOR ADDITIONAL INFORMATION. a e 562 . 438 . 0438 A4. A O CUSTOM WOOD/STEEL TABLES AND CHAIRS: COORDINATE DETAILS WITH J-- --I-_J 0 m 26 www. interstices-lb . com E 6 B TENANT. COMPLY WITH ALL ACCESSIBILITY REQUIREMENTS PER GBG IIB. N A4. a 2� FOUNTAIN DRINK DISPENSER: SEE KITCHEN DRAWINGS FOR ADDITIONAL 1 322 Coronado Ave C 05 ® a ❑ C ❑ - WALK-IN O INFORMATION. Long Beach, California 5 6 5 REFRIGERATOR g N +3, 4/„ `-i1 CANTILEVERED TABLE. INSTALL HIDDEN ANGLED SUPPORT BRACKETS a 32" 9 0 8 0 4 O.G. BY CUSTOM TABLE MANUFACTURER. BOLT TO SIDES OF WALL FRAMING. 'ItI - N - 29 SAWGUT CONCRETE FLOOR AT CHANGE OF FLOOR FINISH. xxxxxxx xxxxx xxx ©COPYRIGHT 2016 Project Number 1533.00 ALIGN WITH HOOD NOTES: I. SEE KITCHEN PLANS FOR EQUIPMENT ELECTRICAL, MECHANICAL Date SERVICE PREP. AND PLUMBING REQUIREMENTS. COORDINATE ALL MEP COUNTER KITCHEN KITCHEN OFFICE REQUIREMENTS WITH ARCHITECTURAL WORK. Drawn 11.02.15 RDJ 102 103 104 101 2, DINE-IN CUSTOMERS SHALL HAVE FOOD DELIVERED TO CUSTOMER Reviewed TABLES. TAKE-OUT ORDERS SHALL BE PROVIDED AT Client Approval ACCESSIBLE SERVICE COUNTER. Issued 12.14.15 J.G. 3. TABLE FINISHES TO BE CUSTOM "TEAK TOP (NATURAL WOOD PLAN CHECK 02.15.16 J.G. COLOR) WITH STEEL ACCENT TRIM AND TOP INSERTS. NORTH I/4" 1'-0" ■ 1 TILT FOODS- NEWPORT FLOOR PLAN IGE1(NOTES CADD ID NO: T PLOT SCALE: 1"=1'-0" I. BUG-EYE TYPE EMERGENCY LIGHTING OR COMBO TYPE EXIT LIGHT FIXTURES ARE NOT ALLOWED IN AREAS EXISTING WALL These documents, as instruments of THAT ARE VISIBLE TO THE PUBLIC. SEE ELEGTRIGAL PLANS FOR SPEGIFIGATIONS. service, are the exclusive property of 2. TENANT SHALL USE A RECESSED OR BLADE-MOUNTED CLEAR ACRYLIC BLADE EXIT SIGN AT THE ��� Interstices, Inc. Their use shall be STOREFRONT ENTRY. -PARTITION WALL 5. 5. 5. restricted to the original site for which they were prepared . Reuse, SIM 1 reproduction or publication is prohibited 3. FIRE-RATED MINIMUM THICKNESS 5/8 INCH TYPE 'X' GYPSUM WALL BOARD IS REQUIRED WITH INSULATION TO NEW PARTITION WALL 5 5 except by written permission of ATTAIN A ONE-HOUR SEPARATION AT ALL STUD-FRAMED PERIMETER AND DEMISING PARTITIONS FROM THE Interstices, Inc. Title to these documents FINISH FLOOR SLAB TO THE UNDERSIDE OF THE ROOF STRUCTURE, SEALED TIGHT. shall remain with Interstices, Inc. 4. STOREFRONT BARRICADES CANNOT BE REMOVED UNTIL LANDLORD'S TENANT COORDINATOR HAS WALK-IN REFRIGERATOR WALL PROVIDED WRITTEN APPROVAL THAT STOREFRONT MODIFICATION WORK IS COMPLETE AND THE WORK IS ACCEPTED AND APPROVED BY LANDLORD AND THE TENANT IS PREPARED TO OPEN FOR BUSINESS. 5. ANY SECURITY OR OTHER EQUIPMENT LOCATED IN THE MAIN ENTRY AREA MUST BE INSTALLED IN A QED ARCy" MANNER THAT IS CONCEALED FROM PUBLIC VIEW. ALL SECURITY DEVICES AND SYSTEMS SHALL BE DINING WOMEN MEN /i. G r� INTEGRATED WITHIN THE STOREFRONT DESIGN AND FINISHES. FREESTANDING SENSOR PEDESTALS ARE �`t �9J �A PROHIBITED. 101 106 105 2� 6. ANY HARD-LID CEILINGS AND/OR SOFFITS LOCATED AT THE STOREFRONT CANNOT BE LOCATED AT OR * No.C18056 BELOW THE STOREFRONT OPENING FRAMING SYSTEM. REN. 11/2017 -1. FOR HARD-LID CEILING AREAS NEAR THE STOREFRONT, THE USE OF SLOT TYPE HVAC REGISTERS IS REQUIRED. EDF CA, k* 8, FOR RESTROOMS, KITCHENS, WET WALLS, AND PLUMBING WALLS, THE PROJECT SHALL INCORPORATE -- RR'c& 8cnn WATERPROOFING METHODS TO PREVENT WATER LEAKAGE AND MOLD GROWTH. WHERE REQUIRED BY THE SCOPE OF WORK, THE PROJECT SHALL HAVE SECTION DETAILS KEYED TO WALL LOCATIONS. -- qo.o .. ��. •.. ` II .tiv�u�vvi��v�iv�Ya WATERPROOFING METHODS MUST MEET OR EXCEED THE GUIDELINES PROVIDED BY THE LANDLORD IN THE a I---------+- -I I P TENANT DESIGN PACKAGE. 9. POS AND CASH REGISTERS MUST BE RECESSED INTO THE COUNTER TOP AT THE CUSTOMER SERVICE G ilii COUNTER AND/OR HAVE A SCREEN TO CONGEAL THE BACKS OF THE EQUIPMENT FROM PUBLIC VIEW. ❑ ❑ ❑ ❑ ❑ ❑ ilii ____1_ - 10. EQUIPMENT, EXHAUST FANS, AND UTILITY VENTS CANNOT BE HIGHER THAN THE PARAPET WALL IN THE ROOF c0 ---- L_ '_________ L__ FL� - WELL AREA AND/OR BE VISIBLE AT NORMAL VIEWING ANGLES FROM GROUND. CERTAIN EXCEPTIONS TO ____ 13__ _ THIS RULE MAY APPLY AT LANDLORD'S DISCRETION. EQUIPMENT IS EXISTING FOR THIS PROJECT. / --- R r���Rm / \ co 11. ROOFTOP HVAC, ELECTRICAL CONDUITS, AND CONDENSATE DRAIN LINES MUST IMMEDIATELY PENETRATE / _ _ _ �I 6: o 1 � �. �il1UVV�VA1? ROOF AND RUN ALONG THE UNDERSIDE OF THE ROOF STRUCTURE. ALL CONDENSATE DRAINS MUST RUN 11 - - - - - - -- - - - - - - - - W INSIDE TENANT'S PREMISES AND DRAIN TO EITHER A FLOOR SINK OR MOP SINK INSIDE THE TENANT SPACE. r - �I - - -- - - - - - - - - - - - - ---- - - - - - - - - - - - - - -- - - - - - - J / 11 � i i LU 17 7 12. EXISTING DECKING UNDERNEATH THE ROOF STRUCTURE MAY CONTAIN MONOKOTE FIRE PROOFING MATERIAL 20 TYP_ 26 7YP. 2� ii ' CJ WHICH MUST BE REINSTATED WHERE NEEDED DUE TO DEMOLITION, INSTALLATION OF NEW CONSTRUCTION, OR ro 0 0� y---- -+\ _ LEGEND Q W CONSTRUCTION DAMAGE OCCURRING DURING THE COURSE OF CONSTRUCTION. 21 j e e ® v --- L/ 13. THE LANDLORD REQUIRES THAT THE TENANT UTILIZE THE LANDLORD CONSULTANT FOR ALL ROOF WORK TO - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - J I °� a�z 824 ' ° n __ J REVIEW TENANT'S DRAWINGS AND COMPLETE SITE INSPECTIONS DURING CONSTRUCTION AT THE PREMISES - J ----- 1. ALL DIMENSIONS ARE FROM FINISH FACE TO FINISH FACE UNLESS NOTED LJ 34 � OTHERWISE. z AT THE TENANT'S EXPENSE. ROOFING CONSULTANT: INDEPENDENT ROOFING CONSULTANTS, PHONE (949) ® 1F raiz = 4-16-5626. +3i4i' 28 ❑ ❑ ® 24 2. ACCESSIBILITY REQUIREMENTS: SEE SHEET A-0.4 I- O = �1 1 EXP-1 r-C �I �' I '1 1 1 DRY STORAGE z U 14. THE LANDLORD REQUIRES ENGINEERED STRUCTURAL DRAWINGS FOR ALL MODIFICATIONS TO THE BUILDING ENTRY 1 +29 1 �1 LU Q N Q � 3. COORDINATE/CONFIRM ALL INTERIOR FINISHES WITH TENANT/OWNER. CONFIRM STRUCTURE, INCLUDING BUT NOT LIMITED TO HANGING FROM OR ATTACHING TO THE EXISTING ROOF DECK _ _ illlli 29 50" 42" FLAME SPREAD RATINGS AND COMPLY WITH INTERIOR FINISH MATERIAL z z m LU AND MODIFYING THE EXISTING SHEAR WALLS. - - - Jr a z REQUIREMENTS PER GBG 2013, TABLE 803.9 AND ALL CBC CHAPTER 8 REQ-75. WV m C 15. THE LANDLORD REQUIRES THAT THE TENANT UTILIZE THE LANDLORD'S CONSULTANT FOR STRUCTURAL PEER f ` 4. RESTROOM, KITCHEN, WET WALLS, AND PLUMBING WALLS: INCORPORATE WATER I ~ CO ~ REVIEW OF TENANT'S STRUCTURAL DRAWINGS AT THE TENANT'S EXPENSE: I a � CLI z ( PROOFING METHODS TO PREVENT WATER LEAKAGE AND MOLD GROWTH IN AND STRUCTURAL: 1 AROUND THESES AREAS. PATCH AND REPAIR ANY EXISTING CONDITIONS TO r O J.S. DYER 4 ASSOCIATES 22 REMAIN IN PLACE FOR PROJECT. O Q 1 �i �aaa ie�z < 8891 RESEARCH DRIVE L----- - 5. COORDINATE AND PROVIDE UTILITY POINTS OF CONNECTION SHOWN IN BASE IRVINE, CALIFORNIA 92618 I '�i i 23 O � W CONTACT: BRYAN BONNVILLE / ARAGELY GARGIA I`: EXP I EJ TILE BUILDING PLANS WITH TENANT UTILITIES. VERIFY ALL UTILITY POINTS OF 25 TYP. CONNECTION WITH BUILDING MANAGER IN FIELD. LL Q z PHONE: (949) 296-8858 / FAX: (949) 296-0166 i r ' - - - � � - - - - -� WALK-IN � C/) 16. A SEPARATE LANDLORD SUBMITTAL SHALL BE MADE FOR ALL EXTERIOR SIGNAGE. TENANT'S SIGNI 24 �FRICsERATOR 6. ROOFTOP GREASE HOOD EXHAUST UNITS: INSTALLATION SHALL MEET OR EXCEED I� W f THE SPECIFICATIONS PROVIDED BY THE DEVELOPER. NOTE: EXISTING HOOD TO J VENDOR SHALL SUBMIT SIGN PLANS THAT INCLUDE A SITE PLAN SHOWING STORE LOCATION, �l o o C REMAIN FOR THIS PROJECT. ARCHITECTURAL ELEVATION TO SCALE SHOWING ALL SIGN RELATED DIMENSIONS, SIGN ELEMENTS, SECTION �i1-I DETAILS, AND DETAILS OF REQUIRED BUILDING PENETRATIONS FOR SIGNAGE ATTACHMENT AND METHODS ilttiJI > !` 0 0 ® aso ase OF PATCHING/WEATHERPROOFING SUCH PENETRATIONS. -- �3�" LSA ® �. BOND SOALL IUNDB EAK OR EQUAL.6ING WALL DRYWALL WALLS TO USE TYPE "X" SOUND ISOLATION GOLD ��xxxx�r��r� u� 1-1. ALL SIGNAGE SHALL BE CONTROLLED BY A TIME CLOCK SET TO CENTER HOURS. 8. ALL DEMISING WALL PENETRATIONS SHALL BE SEALED, CAULKED OR INSULATED 15. TENANT SHALL PROVIDE LOCATION AND SPECIFICATIONS OF THE GREASE STORAGE AREAS AND MAT TO PREVENT SOUND TRANSMISSION THROUGH WALL. WASH-OFF AREAS WITHIN THE TENANT PREMISES, INCLUDING THE GREASE STORAGE CONTAINER AS 9. INSTALL FRAMELESS ACCESS DOOR IN LINE WITH CLEANOUT, SEE PLANS. VERIFY OUTLINED IN THE LANDLORD GREASE CONTAINMENT REQUIREMENTS AND WITH EITHER A WALL PORT ON SITE CENTERLINE OF CLEANOUTS. ADJACENT TO THE EXTERIOR BACK OF HOUSE OR CONNECTION TO THE SERVICE VEHICLE TO THE TANK SERVICE PREP. OCCURRING WITHIN THE KITCHEN. NO EXTERIOR GREASE DUMPS WILL BE ALLOWED / PROVIDED, AND NO COUNTER KITCHEN KITCHEN OFFICE FLOOR PLAN AND FINISH/FURNITURE PLAN TROLLEY TRANSPORTATION FROM THE INTERIOR TO THE EXTERIOR WILL BE ALLOWED DUE TO THEM CAUSING GREASE SPILLS, STAINS, AND WATER QUALITY VIOLATIONS. 102 103 104 10l 19. GENERAL CONTRACTOR SHALL VERIFY ALL EXISTING LANDLORD COMMON UTILITIES FOUND WITHIN THE A- 2 , 0 SPACE. THESE UTILITIES ARE NOT TO BE REMOVED OR RELOCATED WITHOUT THE EXPRESS, ADVANCE WRITTEN CONSENT OF THE LANDLORD. 20, BIDDING CONTRACTORS SHALL NOT CONTACT THE CENTER'S MANAGEMENT. ALL BIDDING INQUIRIES MUST (ID GO THROUGH THE TENANT REPRESENTATIVE. NORTH LANDLORD NOTES FURNITURE AND FINI&H FLOOR PLAN 1/4" = 1'-0" ■ 2 I Gr=NERAL NOTES PA2016-032 CEILING PLAN KEYNOTES: °I EXISTING SUSPENDED CEILING SYSTEM AND LIGHT FIXTURE. REPAIR OR REPLACE BROKEN OR MISSING CEILING PARTS. SEE DETAIL IO/A5.0 FOR ADDITION INFORMATION. O CLEAN AND PAINT EXISTING T-BAR CEILING AND FIXTURES TO REMAIN. I. REMOVE PANELS AND GLEAN GRID AND PANELS. 2. PRIME AND PAINT ENTIRE CEILING SYSTEM, GRID AND TILES. 3. CLEAN AND PAINT LIGHT FIXTURES, INSTALL NEW LIGHT DIFFUSER TO MATCH EXISTING. DINING WOMEN MEN O PAINT EXISTING ROOF STRUCTURE, BEAMS, TRUSSES SPRINKLER PIPES, INSULATION AND MISCELLANEOUS STRUCTURE IN EXPOSED CEILING AREAS, P-4, 101 106 105 P-5. COORDINATE WITH NEW SGRIM. O PENDENT-ROD FIXTURE MOUNTED ON CONT. UNISTRUT. PAINT SUPPORTS, RODS AND ELECTRICAL CONDUITS/BOXES. MOUNT TOP OF LIGHT FIXTURE TO ALIGN WITH CEILING PAINT TRANSITION LINE. SEE INTERIOR ELEVATIONS. ❑5 PENDANT-MOUNTED "H" SHAPED STEEL/WOOD ELEMENT WITH TRACK LIGHTING, SEE DETAIL 10/A5.0. O (5) TV/MENU BOARDS: 55" SAMSUNG DM55E WITH STEEL SUPPORTS, "H" SHAPE. MOUNT TUBE STEEL SUPPORT TO SOFFIT STRUCTURE. PROVIDE BLOCKING AS ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 11 Eln n n A REQUIRED. SEE DETAIL 12/A-5.0. _ p� LINEAR DIFFUSER MOUNTED IN WALL, PAINTED. SEE INTERIOR ELEVATIONS AND FL11 11El �E) MECHANICAL DRAWINGS. ❑ ❑ ❑ ❑ ❑ ❑ ❑ DP ❑ Dz ❑ ❑ Dz ❑ u e) g NEW KITCHEN HOOD TO MATCH EXISTING. SEE MECHANICAL AND KITCHEN ❑ ❑ ❑ ❑ ❑ ❑ ❑ L J ��� ° DRAWINGS. DI Di Di Di a'-0" ❑a SIGNAGE: PROVIDE POWER COORDINATE WITH TENANT AND SIGNAGE TYP. DRYWALL ❑� MANUFACTURER. ❑ ❑ ❑ ❑ OPEN ❑ _ _ _ _ _ _ e� 10 LED STRIP LIGHTING ABOVE SOFFIT / CEILING. (E) O� OoG QO II INSTALL NEW CEILING SCRIM AT ALL OPEN CEILING, PAINT FINISH. COORDINATE I c c c ❑ N�❑ F ❑ ❑ WITH ALL EXISTING AND NEW STRUCTURAL AND UTILITY ELEMENTS. a P 12 NEW DRYWALL AT EXISTING SOFFIT FRAMING. NEW SOFFIT TO ALIGN WITH EXISTING. I I sic�N TYP. DRYWALL 13 3OX30 FRAMELESS METAL ACCESS PANEL. PAINT TO MATCH CEILING. VERIFY A. LOCATION ON SITE. I interstices ENTRY 0 IIA _®I a A A E) DRY ST E rE) II HIIiF ARCHITECTURE I R (U E I II lei -� 8 :10';0" TYP. 1 �a�x DRYWALL 2 562 . 438 . 0438 www, interstices-Ib . com H. 1z 13 A a';0" 1 1 322 Coronado Ave C I�' (E) TLBAR WALK-IN REFRIGERATOR Long Beach, California 9 0 8 0 4 (E (E (E) HOOD HOOD � xxxxxxx>rxxx; xxxxxxkxxx NOTE: ©COPYRIGHT 2016 I. SEE KITCHEN PLANS FOR EQUIPMENT ELECTRICAL, MECHANICAL AND PLUMBING REQUIREMENTS. Project Number 1533.00 2. DINE IN CUSTOMERS WILL HAVE FOOD DELIVERED TO CUSTOMER'S SERVICE PREP. SEAT. TAKE OUT ORDERS WILL 5E GIVEN AT SERVICE COUNTER. Date COUNTER KITCHEN KITCHEN OFFICE Drawn 11.02.15 RDJ 102 103 104 10� Reviewed Client Approval n Issued 12.14.15 J.G. PLAN CHECK 0B.tD3.16 J.G. NORTP I/4" 1'-0" ■ 1 TILT FOODS- NEWPORT REFLECTED CEILING PLAN (LOWER) 1/4" CADD ID NO: T PLOT SCALE: 1"=1'-0" EXISTING WALL These documents, as instruments of service, are the exclusive property of Interstices, Inc. Their use shall be NEW PARTITION WALL restricted to the original site for which they were prepared . Reuse, NEW PARTITION WALL SIMSIM 1M reproduction or publication is prohibited 5. 5. except by written permission of Interstices, Inc. Title to these documents shall remain with Interstices, Inc. WALK-IN REFRIGERATOR WALL ®A 4" RECESSED DOWNLIGHT. NORA LIGHTING "NLED-421 COSI 4" RECESSED ADJUSTABLE DOWNLIGHT ,�c�`'EN M Ch'"T DINING WOMEN MEN C PENDENT MOUNTED FIXTURE. INDY #LC4PI5 / 101 106 105 EMERGENCY PACK AS REQUIRED. DI, D2 k N0.C1 8056 S 201 `z ' ��' CUSTOM CANTILEVERED FIXTURE WITH NORA LIGHTING REN. 11/2017 TRACK AND (3) FIXTURES. UNISTRUT SUPPORT. s� e F RESTROOM CUSTOM WALL SCONE / MIRROR WITH KLUS 9�R OF CA10FO�� FIXTURE ®G 4" RECESSED WET CONDITION DOWNLIGHT. NORA LIGHTING "NLED-421 L CONTINUOUS RECESSED LED KLUS LIGHT FIXTURE. KLUS K-30-1220, PD54-ALU LED EXTENSION IL .....F. �Lf .'. .'.'.'. Q w O . . . . . . .iI .I. . . . . . . I W 0 5._il . . . . . . J I w �O > N EG2: � ' IEQ: 0 w Q` . . . . . .I] .I . . . . . I .11 1 O Q U . . . . . . Z I ❑ .I. . . . . . - J . . .I. I .I.......... .. .i. . . . ._._, . . . . E) DRY ST E rE) LU Q N Q 1I .I. . . . . . . . . . . m I. ALL DIMENSIONS ARE FROM FINISH FACE TO FINISH FACE UNLESS NOTED Z w (E E OTHERWISE. W CV m n i .1. . . . . . . I. . . . . . . . . . . . . . . . . S.'.'.' '. . . . . . .'. ... I�II.', . . . . I F— C7 F— I I P 1 2. COORDINATE ALL INTERIOR FINISHES WITH TENANT/OWNER. INTERIOR FINISH 00 C I I .I. . . . . . . Ill. 1 . / . . i MATERIALS SHALL 5E PER GBG 2013, TABLE 803.9 AND ALL GBG CHAPTER 8. I. . . . A. . . . . . . . 0 z r 3. ALL SWITCH AND OUTLET PLATE COLORS TO MATCH WALL COLOR OR FINISH. O Q . . . . . . . . .ttt1'- STAINLESS STEEL WALL TO HAVE STAINLESS STEEL COVER PLATES. LU tl(E) . . . . . III Df2YUJ LL' Q Z . .. I . . .1. . LL I'.I. . ... . .'. . I.'1 . . . . . . . . . . . . . '.'.'.' WALK-IN CO I.'.'.'.'.'.'.'.' II"'.i.'.'.'.'. . .'.'.'.'. REFRIGERATOR LU{ .1. . . . . . . 1i . . . . . . . . . . . . . J . . . . . J.I I . . . . I .�. 1 . . . . . . . . . . . �. .� ,.11..1. . . . . . . . . . . .1. . . . . SERVICE PREP. COUNTER KITCHEN KITCHEN OFFICE REFLECTED CEILING PLANS _—EK] _—EK] 104 10l J) A- 3 , 0 NOFUP REFLECTED CEILING PLAN (UPPER SERVICE COUNTER) 1/4" = 1'-0" ■ 2 GENERAL NOTES PA2016-032 5' r__________________L_____� I I I I _ z rI -__--_r- MEN ; `n F I i I i I L 2''� i - IV / ITA-5 / _ i I i I i i \v i pegi TA-I i I I I n I I I I L44 F-2 ; PF-I LTI 11 - PF-3____ _______________ I ------ II TA-2 5'- .rC\T111 �««<CCC Z�Z I 1 P� LL L���\����`h�ia� I z WV MEN E i TA-E, v n TA-I I I _ I \\I 5 it H _ FII �. / LI ----- I `# :TA-4 J'' 6r 1 i PF-2 i PF-I I PF 3 I u I TA-1 IL __-_ _ ___J TA-2 I interstices (E) IS" SEE SHEET A-4.1 FOR ADDITIONAL INFORMATION A R C H I T E C T U R E 562 . 438 . 0438 SYMBOL QTY DESCRIPTION MANUFACTURER SPECIFICATION SECTION 1/2" I'-0" ■ 1 KEYNOTES www. interstices-Ib , com VERIFY ADA COMPLIANCE. INSTALL NEW SOFT CLOSE TOILET ADA PF-1 CEJ TOILET SEAT. REINSTALL TOILET AND EXTEND FLUSH VALVE FOR NEW 1 322 Coronado Ave C FLOOR FINISH. Long Beach, California PF-2 2 S.S. CUSTOM SINK CUSTOM OFFSET FAUCET. PROVIDE BACKING SUPPORT. 9 0 8 0 4 PF-3 2 RESTROOM FAUCET SLOAN BASYS EFX-200, ADA ACCESSIBLE, PROVIDE POWER. © COPYRIGHT 2016 Project Number 1533.00 Date Drawn 11.02.15 RDJ TA-1 2 TOILET ROLL AND SEAT BOBRIGK B-34745 ADA RECESSED WALL MOUNT 5 I COVER DISPENSER, MENS I � . . . Reviewed Client Approval TA-2 2 SOAP DISPENSER BOBRIGK 5-524 Issued 12.14.15 J.G. PLAN CHECK 02.15.16 J.G. TA-3 2 HAND DRYER DYSON AIRBLADE AUTOMATIC HAND DRYER, PROVIDE POWER. TA-4 2 TOILET ACCESSORIES _I 36" STRAIGHT GRAB BAR BOBRIGK STAINLESS STEEL STRAIGHT GRAB BAR TA-5 2 TOILET ACCESSORIES BOBRIGK STAINLESS STEEL STRAIGHT GRAB BAR CADD ID NO: TILT FOODS- NEWPORT 48 STRAIGHT GRAB BAR PLOT SCALE: 1"=1'-0" / \ / \ - These documents, as instruments of TA-6 2 RECESSED PAPER TOWER / B-3914 RECESSED ROLL PAPER TOWEL AND WASTE RECEPTACLE. service, are the exclusive property of TRASH BIN BOBRIGK PROVIDE POWER PER MANUFACTURES INSTRUCTIONS. PROVIDE - POWER. \ � � � Interstices, Inc. Their use shall be restricted to the original site for which TA-1 2 MIRROR CUSTOM MIRROR W/ STEEL FRAME AND LED LIGHT, SEE they were prepared . Reuse, DETAIL 3/A4.0 reproduction or publication is prohibited except by written permission of Interstices, Inc. Title to these documents shall remain with Interstices, Inc. AR PLUMBING FIXTURE AND M.ACCESSORY NOTES: J p. G, e �t.� r1 I. ACCESSORY HEIGHTS: SEE DETAILS 13,14 AND 16/A-0.4. COMPLY WITH ALL REQUIREMENTS OF CBC 2013 CHAPTER 115 AND ADA FOR FIXTURE AND ACCESSORY HEIGHTS AND LOCATIONS. * � Na C18056 � 2. PROVIDE REQUIRED PLUMBING ROUGH IN. 3. SUBMIT PRODUCT CUT SHEETS FOR REVIEW. SEE SHEET A-4.1 FOR REN. 11/2017 ADDITIONAL INFORMATION e 7-11 11 OP CA10 �0��. ENLARGED RESTROOM PLAN AND ACCESSORIES 1/2" = l' ■ 3 SECTION 1/2" = P-0" ■ 2 2'_2" -7ff _ _ _____ r - / Q LU O __ ___ __ - IIII j W '0 / M L C"j 1..1..1 U 0 MTL. i > SUPPORT / ~ O 0, PLR I P PLR P ilii OPEN SIDE Ly W MIRROR j O Q / ` TVP. TVP. ! LED / MIRROR = 1L - - + T + + 2 LIGHT1- O 0 2 0 = X TVP. X + + TYP. ANGLE WITH L U z m U HIDDEN LED Q — Q 0 4 v 8 4 v ❑ LIGHT W QI UIIIII I / w Nm `M0 ~ ® WOMEN © WOMEN ® MEN © CLI MEN / Q C7 0 z O IIII I r I � � I I Q LUJI j O L w 1/2"X3" STEEL / ILL Q z FRONT VIEW PLATE FRAME RIGHT SIDE VIEW F— LU I Lv ---- F- -- - I/2"X3" STEEL ------- - -----+ PLATE FRAME m -- ---- Q ----- 4 D- -- - _- Q - - X jj/ / LED LIGHT © WOMEN (f WOMEN © MEN (t MEN PLAN VIEW 3"XI" ANGLE BUILDING SECTIONS MIRROR AND INTERIOR ELEVATIONS NOTE: I. GRIND ALL WELD SMOOTH AND LEVEL. 2. PROVIDE BACKING SUPPORTS IN WALL. 3. PAINT P-1 A- 4 , 0 4. SUBMIT SHOP DRAWING FOR REVIEW. WOMEN'S ELEVATIONS 1/4" = "■ �j MEN'S ELEVATIONS 1/4" l'-0" ■ 4 SECTION 3/S" 1'-0" ■ 4 MIRROR DETAIL I' �" ■ 3 PA2016-032 P 4 OI ACCESSIBILITY SIGNAGE: SEE SHEET IS/AOA. INSTALL INTERNATIONAL ACCESSIBILITY SYMBOL PER CBC II5-216.6. SEE MTL p DETAIL 20/AOA FOR EMPLOYEE ONLY PASS-THRU FOOD WINDOW. MTL 3 4 O2 INSTALL EXIT SIGN. SEE DETAIL I8/AO.4 2 O3 ANGLED Tv/MENU BOARD O RECESSED TV MONITOR W/ T.S. FRAME. INSTALL BLOCKING AND SUPPORT AS REQUIRED, TYP. PROVIDE AIR GAP AS REQUIRED P 15 PER TV MANUFACTURER'S REQUIREMENTS. I 5 PAINT TRANSITION, TYPICAL. SEE DETAILI/A5.0 II ? 3 M2L O STAINLESS STEEL PANEL TO MATCH HOOD. 2 G3 PiR -0„ r P O T" STAINLESS STEEL CORNER GUARD, TYP. 4 O "VIVA LA REVOLUCION" GRAPHIC. SIGNAGE TO BE BE STEEL " 15B SS METAL CAN WITH RAISED ACRYLIC INSERTS. COORDINATE POWER T T T T T T T 6 5. 1 13 REQUIREMENTS WITH TENANT. P O9 SEILO TURBO NOZZLE ADJ. AIR GRILL OR APPROVED EQUAL. Li 0 I ALUMINUM LINEAR RETURN AIR GRILL, PAINTED. II CUSTOM T.S. METAL FRAME W/ TEMPERED GLASS MIRROR. ATTACH CABLE WIRE SUPPORT TO CONT. UNISTRUT. MOUNT UNISTRUT TO ® DINING 5 5 P © DINING FM—TLI T ST BI DINING EXISTING STRUCTURE, SEE ll/A-5.0. 1 q 1 2 1 1 1 11 1I 12 RECESSED PLASTIC LAMINATE SHELF/CABINET. COORDINATE BAG - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — — — — — — STORAGE REQUIREMENTS WITH TENANT. — — - - - - -- - - - 9 10 p 13 MTL-2 LAMINATED OVER 3/16" BACKERBOARD OVER METAL — — — — 4 FRAMING. - - - - - - - - - - - — - - - - - - - - — - - - __ _ __ _ CONTINUOUS 1" FRYREGLET "Z" MOLDING, PAINTED. O . MT3L o0 5 15 WALL FURRING. hi MSL 15A o ' 14 AEIIOLUCIOF(�) P 8 B MTL I 2 14 MSL 4 e LW o ® 6 interstices 2 14 ARCHITECTURE @ N DININGwe Sr sT r OD DINING DO DINING 562 . 438 . 0438 11 1 1 1 I 1 1 1 www. interstices-Ib , com 1322 Coronado Ave C DINING ROOM ELEVATIONS I/4 = 0" IN Long Beach, California 9 0 8 0 4 IELLII 15D lim � © COPYRIGHT 2016 Project Number 1533.00 rDrawn a 11.02.15 RDJ Reviewed = Client Approval MTL Issued 12.14.15 J.G. 2 12 0 PLAN CHECK 02.15.16 J.G. S CADD ID NO: TILT FOODS- NEWPORT PLOT SCALE: 1"=1'-0" ® KITCHEN © KITCHEN SERVICE COUNTER These documents, as instruments of service, are the exclusive property of Interstices, Inc. Their use shall be restricted to the original site for which they were prepared . Reuse, � � reproduction or publication is prohibited except by written permission of Interstices, Inc. Title to these documents shall remain with Interstices, Inc. I nMTL �— 2 SE0 ARC'ryj M. 6 T� 15 * No.C18056 `l REN. 11/2017 SS SS SS e I I I MTL TYP. -1 2 OF CAO*117 O��� TEi J © KITCHEN KITCHEN SERVICE COUNTER KITCHEN ELEVATIONS SERVICE AREA ELEVATIONS I/4" 0" ■ 2 KEYNOTES 1. ALL INTERIOR WALLS AND CEILING TO BE PAINTED UNLESS NOTED OTHERWISE. / Cf) CONTACT ARCHITECT FOR UNCLEAR FINISHES. \J z Q LU O LU 2 m LU �0 F— 0 0, O 0 � QU ML Z O TLU U 13 o � z zLU LU CN m P I I— C) I— I ~ 00 C 1 zr0 p Q LU ® HALLWAY © HALLWAY LL Q z I--- Cf) w J Lv NMTL 2 ® o ® 13 ® INTERIOR ELEVATIONS P I I © HALLWAY OD HALLWAY A- 4 , 1 HALLWAY ELEVATIONS 1/4" -O" ■ GENERAL NOTES