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04 PC REPORT ROCK & BREWS 1222 IRVINE BLVD.
AGENDA REPORT ITEM #4 MEETING DATE: AUGUST 14, 2018 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2018-00007 AND DESIGN REVIEW 2018-00011 PROPERTY TUSTIN HEIGHTS SC LP OWNER: 621 B SOUTH MELROSE AVENUE VISTA, CA 92081 APPLICANT: MICHAEL ZISLIS, ROCK & BREWS 321 12TH STREET, #200 MANHATTAN BEACH, CA 90266 CONSULTANT: MONI DOSANJH RSI GROUP 3187 A AIRWAY AVENUE COSTA MESA, CA 92626 LOCATION: 1222 IRVINE BOULEVARD GENERAL PLAN: CC (COMMUNITY COMMERCIAL) ZONING: Cl (RETAIL COMMERCIAL) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1 AND CLASS 2) PURSUANT TO SECTION 15301 AND SECTION 15302 RESPECTIVELY OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: CONDITIONAL USE PERMIT TO AUTHORIZE TYPE 47 ALCOHOL BEVERAGE SALES ESTABLISHMENT FOR ON- SITE CONSUMPTION, LIVE ENTERTAINMENT AND OUTDOOR SEATING IN CONJUNCTION WITH A REMODEL, EXPANSION AND FAQADE UPGRADE TO AN EXISTING RESTAURANT BUILDING Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 2 1� " t w Ilk a RECOMMENDATION That the Planning Commission adopt Resolution No. 4370 approving Conditional Use Permit (CUP) 2018-00007 and Design Review (DR) 2018-00011 to authorize a Type 47 alcohol beverage sales establishment for on-site consumption, live entertainment and outdoor seating in conjunction with a remodel, expansion and facade upgrade to an existing restaurant located within the Tustin Heights Shopping Center at 1222 Irvine Boulevard. APPROVAL AUTHORITY The subject property is located within the Retail Commercial (Cl) zoning district and Community Commercial General Plan land use designation. Pursuant to the Tustin City Code (TCC) Section 9232 (2), the C1 zoning district permits on-site alcoholic beverage sales in conjunction with a restaurant subject to the approval of a CUP. Live entertainment is subject to TCC Section 3231 and the approval of a CUP. Pursuant to TCC Sections 9272 and 9277, design review approval is required for changes to the exterior of existing structures and for outdoor restaurant seating areas, respectively. BACKGROUND The proposed restaurant would be located within the Tustin Heights Shopping Center, an existing shopping center on the south side of Irvine Boulevard east of Newport Avenue. The center, a 2.26 acre site developed in 1965, has been modified over time through various discretionary actions. Access to the site is provided from several driveways along Irvine Boulevard, and the residential development to the south has been granted an easement for access through the site. Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 3 In 2002, the City acquired a portion of the shopping center to enhance the intersection at Irvine Boulevard and Newport Avenue, which resulted in the loss of four (4) parking spaces. At this time, the loss in parking was supported by analysis that specified that 618 parking spaces were required for the center and that the existing 619 parking spaces were adequate. At the time, the City also clarified to the property owner that if the center plans, in the future, to modify or intensify the existing improvements or entitlements in such a manner as to require additional parking, the City would use the baseline condition of 127,494 square feet of improvements and 623 parking spaces to calculate additional parking requirements. In other words, any additional parking that is required would be only that number of spaces that exceeds 623 parking spaces. In 2002, a Master Sign Program was approved for the center and subsequently modified to include two (2) monument signs along Irvine Boulevard. The Sign Program included the in-line tenants, but excluded the restaurant pad and the other retail space that is currently occupied by Cafe Rio and Sherman Williams. Since initial construction, the subject site has been occupied by several restaurants, including Fiddler's Three Coffee Shop (1965-1994), Chuy's Mexican Food (1996) and most recently, Lonestar Steakhouse (2000 — July 2017), when it closed. The restaurant building has remained vacant since 2017. Tenants within the shopping center include a mix of commercial retail and service uses and restaurants. Site and Surrounding Properties Tustin Heights Shopping Center, located on the south side of Irvine Boulevard near Newport Avenue, is bounded by Packer's Square Shopping Center and Packers Square Condominiums on the south, commercial properties to the west and north and a professional building and single family residential to the east. The shopping center has a land use designation of Retail Commercial (Cl) on the City's Zoning Map and a Community Commercial (CC) designation within the City's General Plan (Figure 1: Aerial/Location Map), DISCUSSION Project Description The applicant proposes to modify the existing building to accommodate a new restaurant, including interior and exterior areas for dining, an area for live entertainment and a kid's play area. The existing space contains approximately 6,693 square feet. Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 4 ,WP'I A, 1 a ' . Prniect Site At r .t"" we IIS n AN, _ Figure 1: Aerial The proposed project involves the demolition and replacement of approximately 3,727 square feet of the existing building, the addition of approximately 546 square feet, 2,969 square feet of new exterior patio area, a 490 square foot kid's play area and a facade upgrade to the exterior of the building. Approximately 2,966 square feet of the existing building (kitchen/back of house) would remain and be remodeled to connect with the new square footage (Figure 3). A portion of the existing parking lot and landscaped area adjacent to Irvine Boulevard will be reconfigured to accommodate the new patio area. The tenant would be Rock & Brew, a restaurant/brewery emphasizing rock and roll and would occupy the entire space. Other locations of the restaurant in California include EI Segundo (both within the terminal and adjacent to Los Angeles International Airport), Downey, Buena Park, Redondo Beach, Rancho Cucamonga and Corona. Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 5 Figure 2: Photo of Rock & Brews, EI Segundo, CA Architecture/Landscaping The renovated building facade will be in a contemporary agricultural style with a colonial red color palette with bronze trim that resembles a barn. Building materials include glass curtain walls, a pitched, galvanized metal roof, stucco and metal paneling. The building will be twenty-eight (28) feet in height. The applicant is proposing two (2) new patio areas that will extend off of the northwest elevations of the building that will complement the upgrade to the building fagade and remodel/addition to the internal floor area (Figure 3). The covered patio will be approximately 1,368 square feet and the open patio will be approximately 1 ,600 square feet-, the open patio will be juxtaposed in front of the covered patio so that it is one (1) continuous area. Together these patio areas would contain a combination of lounge seating, fire pits, dining tables and chairs and landscaping. The patio areas and kid's play area will surround the building and will be bounded by a concrete pilaster and glass windscreen wall painted to match the building. A marquee-type sign will be incorporated into the patio wall along the southwest elevation, which will serve as the entrance to the restaurant (see Figure 2 for reference). Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 6 I _ .?.. Covered, 6 cl � Open & Entry RestaKitchen/ �u-ant a ! Patios 4,273 SF Back of House ! `1 2,969 SF 2,966 SF - - QQQrrr __ .r�{y� '���� yy 1.4� T � I Figure 3: Proposed Floor Plan The location of the existing landscaped areas surrounding the building would remain substantially unchanged, with the exception of a section of parking lot adjacent to Irvine Boulevard. In this area, the existing landscaped area and three (3) parking spaces would be reconfigured to accommodate the new exterior patio area (Attachment C). An updated drought tolerant plant palette would be installed in this area as well as other existing landscaped areas that surround the building which will further enhance the project. Business Hours The proposed restaurant would operate between the hours of 11:00 a.m. and 12:00 midnight, Monday through Thursday, 11:00 a.m. to 1:00 a.m. on Fridays and from 7:00 a.m. to 1:00 a.m., Saturday, Sunday and Holidays. A proposed floor plan for the restaurant is shown in Figure 3. The dining area within the restaurant would consist of approximately 4,273 square feet-, approximately 2,966 square feet for kitchen/back of house and approximately 2,969 square feet devoted to exterior restaurant seating/patio areas on the northwest side of the building. A separate kid's play area and entry patio/waiting area is also proposed. The applicant has specified there will be twenty (20) employees per shift on busy nights and approximately ten (10) to twelve (12) employees on slower nights. Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 7 Parking The entire site, which is under single ownership, contains a total of 628 on-site parking spaces that serves all tenants within the center. The applicant is proposing a new restaurant which is, while similar to the prior use, will be expanded with some additional square footage and patio area. As a result, parking is required to be analyzed. Per TCC Section 9253, parking spaces required for a large retail center is 4.5 parking spaces for every 1,000 square feet of gross floor area. Using this ratio, a total of 622 parking spaces are required for the center, which includes the proposed use. Rock & Brews Parking Summary Required Parking Proposed/Provided Parking 7,239 SF - Restaurant Use 33 33 proposed (ratio: 4.5/1,OOOSF) 832.5 SF -- Proposed 8 8 proposed Outdoor Restaurant Seating (ratio: 1/100SF) Total Restaurant 41 41 proposed 136,445 SF - Existing 581 + 41 = 622 *632 provided shopping center and restaurant use (ratio: 4.5/1,OOOSF) *Note: The 632 parking spaces include the 628 existing parking spaces, plus a credit of 4 parking spaces resulting from the Newport/it-vine street widening. Pursuant to TCC Section 92638, the parking requirements for outdoor seating is that no additional parking shall be required for an outdoor restaurant seating area when the area either contains no more than twelve (12) seats, or is larger than fifty (50) percent of the restaurant's interior seating area; one (1) additional parking space shall be required for each 100 square feet by which the outdoor restaurant seating area exceeds the fifty (50) percent threshold. As proposed, the area devoted to outdoor seating which includes the covered and open patios will exceed the fifty (50) percent threshold of the interior seating area by 832.5 square feet which will require an additional eight (8) parking spaces. Given that the center has a total of 628 parking spaces, plus the additional four (4) parking spaces credited as a result of the Irvine/Newport street widening which results in a total of 632 spaces, there is adequate parking to support the use and expansion. Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 8 Live Entertainment The applicant is proposing live entertainment within the restaurant for its customers and patrons. The request for live entertainment includes three (3) performers with a frequency of three (3) times per week. The proposed hours are 8:00 p.m. to 11:00 p.m. weeknights and 12:00 p.m, to 11:00 p.m. weekends. Figure 4 highlights the area designated for live entertainment. A Live Et-itertauullent A _ s A-Yea ea hi 111 �343 � V 7t3 _ , .. -fid J a tl 1C) r i I _ Figure 4— Location of Live Entertainment TCG Section 3231 requires that a live entertainment permit be obtained in addition to the required CUP. Conditions 2.10 through 2.22 specifically address the live entertainment component of the proposed use including noise, location, hours, types of entertainment, operations, littler, food service and that the live entertainment remain an ancillary use to the restaurant. Condition 1.31 requires a written security policy for the restaurant. Alcohol Beverage License The applicant is proposing to serve alcoholic beverages for both on-site and off-site consumption in conjunction with the proposed restaurant. Off-site consumption will include the ancillary sale of growlers (sealed containers of beer) for consumption by customers who order food to-go and consume off-site. As a result, a Type 47 alcohol beverage license is required in accordance with the Alcohol Beverage Control. This type Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 9 of license allows the on-site sale of beer, wine and distilled spirits with some ancillary off- site sales. Pursuant to the Guidelines, a restaurant use is defined as- "A retail establishment that sells food and beverages prepared on the site, where customers are served for on-site consumption." At least eighty (80) percent of the premise's seating shall be designed and used for food consumption. Food would be sold during all hours the restaurant is open for business. Also, the gross annual sales of food must exceed the sale of alcohol. As proposed, 100 percent of the premises' seating area would be used for food consumption. The application indicates that approximately sixty-eight (68) percent of sales are estimated to be from food, thirty (30) percent from alcoholic beverages and 2% from merchandise sales. Outdoor Restaurant Seating Outdoor seating is proposed to be located on the northwest side of the building in a designated patio area, with the main entrance on the southwest elevation. The proposed seating area will consist of approximately 2,969 square feet (more than 50% of internal seating area) and will contain fifty-six (56) patio seats and 88 covered patio seats. A concrete pilaster and glass windscreen wall is proposed along the boundary of the outdoor seating area, and would be required to be installed and maintained per the Department of California Alcoholic Beverage Control requirements. In addition to the covered seating and dining area, the open patio area will contain tree wells, fire pits, a recreational area for corn hole and lounge seating (see Figure 5). --Liz —v1 Covered Patio ---------- -------- I � / Open Patio - 1 a —) �• � I ` ' ; � soy � _�<<; i � r i I I Figure 5: Outdoor Patio Area Planning Commission August 14, 2018 CUP 2018-00007; DR 2018-00011 Page 10 S na e The applicant is proposing a total of three (3) wall signs with the building fagade upgrade. The primary sign will be along Irvine Boulevard (northeast) and consist of halo illumination, the restaurant name and a guitar logo with approximately 75 square feet of sign area. There will be two (2) secondary signs, one (1) on the northwest elevation of the building above the new patio area consisting of approximately twenty-five (25) square feet and the second secondary sign will be on the southwest elevation. The sign along this elevation will be a marquee-type sign that will be integrated into the concrete wall and consist of approximately twenty-five (25) square feet. All proposed signage complies with the TCC. ANALYSIS In determining whether to approve the CUP for on-site alcohol sales, ancillary off-site sales and live entertainment, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. In determining whether to approve the DR for outdoor seating and the exterior fagade modifications, the Planning Commission must determine whether it can be found that the location, size, architectural features, and general appearance of the proposed use will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. A decision to approve this request may be supported by the following findings: 1. The restaurant establishment use is located within the C1 zoning district, a commercial corridor along Irvine Boulevard, which allows a broad range of commercial uses and development. The characteristics of the business and hours of operation for the proposed restaurant would be compatible with the existing businesses in the vicinity. 2. The proposed sale of beer, wine and distilled spirits for on-site consumption with ancillary off-site consumption in conjunction with a restaurant establishment is allowed within the C1 zoning district with the approval of a CUP. 3. Pursuant to TCC Section 9271(dd), restaurants with on-site alcoholic beverage sales are exempt from distance separation requirements to residential uses, sensitive uses, and other alcoholic beverage sales establishments. 4. As conditioned, the proposed on-site consumption of beer, wine and distilled spirits with ancillary off-site consumption is consistent with the Alcoholic Planning Commission August 14, 2018 CUP 2018-00007; DR 2418-00011 Page 11 Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the City Council on May 21, 2001 , and the TCC Section 9271(dd) and Resolution No. 4360 adopted on March 13, 2018 subject to the City Council adoption of Ordinance No.1493. 5. The on-site consumption of alcoholic beverages with ancillary off-site sales would be in conjunction with a restaurant establishment where food will be served at all times when alcoholic beverages are served. 6. The proposed live entertainment will be located within the restaurant building, not open to view from outside the premises and therefore suitable for the proposed use. 7. The live entertainment proposed with three (3) performers three (3) times per week in conjunction with a restaurant use is appropriate. 8. The project includes a remodel and expansion to the existing building footprint, including the addition of two (2) exterior patio areas for outdoor seating. With the added square footage and establishment of outdoor dining, parking for the site has been analyzed and it has been determined that there is adequate parking for the proposed use and other tenants within the Tustin Heights Shopping Center; therefore, no parking impacts are anticipated. 9. The Tustin Police Department has reviewed the application and has no concerns. 10.The design for the outdoor seating area is compatible with the overall design of the building. 11.The exterior modifications to the building facade are consistent with the proposed use and compatible with the existing shopping center. JvE ca H. Demkowicz, AiCP Elizabeth A. Binsack Senior Planner Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. 11" x 17° Rock & Brews architectural plans D. 11" x 17" Rock & Brews sign plans E. Resolution No. 4370 ATTACHMENT A LOCATION MAP LOCATION MAP 1222 Irvine Boulevard PROJECT SITE 30 ' �! oo' f Alk JI-TT i i m. r P T ,��� Aldn mn ns ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2018-00007/DR 2018-00011 2. LOCATION: IRVINE BOULEVARD/NEWPORT AVENUE 3. ADDRESS: 1076 - 1222 IRVINE BLVD 4. APN(S): 500-102-02 4. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: • ZA 14-004-CUP 2014-05 & DR 2014004 TO EST. PET STORE & FACADE MODIFICATIONS OF EXISTING TENANT SPACE • ZA 09-012-CUP 09-028 & DR 09-030 FOR NEW OUTDOOR SEATING AREA AND FACADE CHANGES OF AN EXISTING TENANT SPACE FOR A NEW RESTAURANT USE • PC RESO 3866 - CUP 02-028 FOR ADDITION OF 6,990 SQUARE FEET OF RETAIL SPACE AND ESTBALISH SHARED PARKING • PC RESO 3441 -CUP 95-027 FOR EST. OF A HEALTH CLUB BUSINESS AT 1192 IRVINE BLVD. • ZA 96-001 -AMENDMENT TO CUP 95-011 FOR AN INCREASE IN MAXIMUM NUMBER OF RESTAURANT SEATS AND ESTABLISHMENT OF OUTDOOR SEATING AT 1222 IRVINE BLVD. • PC RESO 3376-CUP 95-011 FOR ON-SITE SALES OF BEER, WINE AND DISTILLED SPIRITS AT 1222 IRVINE BLVD. • PC RESO 3111 M -AMENDMENT TO CUP 92-031 AND APPROVAL FOR TWO MONUMEMT SIGNS ALONG IRVINE BLVD. • PC RESO 3093- CUP 92-031 TO ESTABLISH A MASTER SIGN PROGRAM FOR THE SHOPPING CENTER (TUSTIN HEIGHTS SHOPPING CENTER ) 6. SURROUNDING LAND USES: NORTH: COMMERCIAL/PUBLIC INSTITUTIONAL SOUTH: RESIDENTIAL/PLANNED DEVELOPMENT EAST: COMMERCIAL WEST: COMMERCIAL T SURROUNDING ZONING DESIGNATION: NORTH: RETAIL COMMERCIAL (C1)/PLANNED COMMUNITY COMMERCIAL/PUBLIC INSTITUTIONAL SOUTH: SINGLE FAMILY RESIDENTIAL (R1)/PLANNED DEVELOPMENT EAST: PLANNED COMMUNITY COMMERCIAL (PC COM) WEST: PLANNED COMMUNITY COMMERCIAL (PC COM) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: COMMUNITY COMMERCIAL (CC)/PLANNED COMMUNITY COMMERCIAL BUSINESS SOUTH: HIGH DENSITY RESIDENTIAL HDR & LOW DENSITY RESIDENTIAL LDR EAST: PROFESSIONAL OFFICE (PO) WEST: COMMUNITY COMMERCIAL (CC) 9. SITE LAND USE: A. EXISTING: TUSTIN HEIGHTS SHOPPING CENTER (1965) B. PROPOSED CUP FOR LIVE ENTERTAINMENT AND ALCOHOL SERVICE. EXTERIOR MODIFICATIONS TO THE EXISTING BUILDING ALONG WITH SOME ADDITIONAL RESTAURANT SQUARE FOOTAGE AND OUTDOOR PATIO AREAS. C. GENERAL PLAN: COMMUNITY COMMERCIAL PROPOSED GP: SAME D. ZONING: RETAIL COMMERCIAL (Cl) PROPOSED ZONING: SAME DEVELOPMENT FACTS: REQUIRED PROPOSED 10. LOT AREA: 98,446 SF (2.26 AC) 11. FLOOR-AREA RATIO: NIA 12. GROSS FLOOR AREA (TOTAL 136,000 SF SHOPPING CENTER): 13. BUILDING SQUARE FOOTAGE: 11,762 SF 14, SITE LANDSCAPING SETBACKS: IRVINE BOULEVARD 10' EXISTING N/A 15 PARKING: 622 STALLS TOTAL 628 STALLS REQUIRED (BASED ON 4.511000 SF FOR LARGE RETAIL CENTERS) "4 SPACE CREDIT DUE TO ROAD WIDENING TOTAL-632 SPACES 16, BUILDING HEIGHT: NIA 17. BUILDING SETBACKS: IRVINE BOULEVARD 10' EXISTING NONE, UNLESS ABUTTING (FRONT) RESIDENTIAL INTERIOR SIDE (EAST) 60'+ EXISTING 10' MINIMUM REQUIRED INTERIOR SIDE (WEST) 30'+ EXISTING NONE, UNLESS ABUTTING RESIDENTIAL REAR 35,+ EXISTING 5' MINIMUM REQUIRED 18, OTHER UNIQUE CONDITIONS ASSOCIATED WITH THE PROPERTY(I.E SPECIAL STUDY ZONES, EASEMENTSM ETC.) - NIA ATTACHMENT C 11"x17 ROCK & BREWS ARCHITECTURAL PLANS NDEx TO DRMIW9 IN= A-p p r iE SNEk-{AND T 41 755 _ OHM A OA.I I L.J P.GR.DITILNiS Of ATrRww. _-- ROCK 4 BRA,LLE - A-al 4REP+COD CUIPLIAFE'.c FORt15 AHD_W_TFS _--- 7p QN+STREET 51117E IQ O IG:T'ERAL NYTF5 ITANNATTAN BEACH,CA 90266 A_p d.I j RRF rr=ARTn`r 11?-4;i,KY WTS-------' (m)w7w I .I' p,.G:A.D.A.I/JTE` _______ CONTACT+MIKE Z151.15 A.D.A.WIE5 " AG?'l�I E5 AAD 7ST.11 --- �-I --------_ __- . 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I AF.EA 1,6'Ic r Try] A E 81,70 45'-9/2' 75 SFCiRPIJJG Cr7JiER PRINIDED PARKIFG SPACES {678 F9 ITUFTLF TIl 1: AN ELT ,.LM1CPETE AK 1 T FPEA I (I t I.I•.,N/G h�H-5 PARKIIIS SPACES SURPLUS L 8 A P AR A1.J E•'A- r'E. `I L 5 rKIFICATRg4 Sus,ILO 2 ) _ E j I'TaIEN Fl P u: .n. - y -- [Al - R Tr1:Dl EO F Ah, 4-P l�'J.IL EG P EUIENT Nrt h hL-A._7 JRER SL nRE ;A h PP i�L 42 F:]5 PLAY AREA -091415 33 _- r•I I M.O. 5 C L '.I T6 FE-TET'. 4,V r Flap 7 OF vm fRO.S�GT M4-YEIS LIM nli,t:Ls 1_ T ,1 I ACU F:AY f1,N "IAALL._ C iJl TK EGO LFCIt+l:...i'FIGiI_F,5 A r fr_x1 F I' Exr,'ING r'dN -Ih v s R_..1,x7" PSY.1'Ln 9 WILDING PERMIT FOR LTNF STORY ADDITION AND CCCUPAWT TYPE A-2 --------------- E.J. II.S•.R'GR Ilh c-�S7EEL LF L FA1, p, . p 'L Ar-, --- - __ C INI rLJfi AI.0 IN'Ir E FXTERIx{ rlti. MS E.J 1_u5 - C 5'4EOARD ,,AL N:L•,IF,C=LJ All r'AU 22e .1771_ENrE'L.J_,.,1.Ni "A,; FITERIOR BUILD-OUT OF PARTRIgfJs. $ ! 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MIfJI'1L1."I KRE55 S IDTH OLTDCl7R AREA -- 96 -PART FIT -` r. .ANF T= 1^°'1P, MILLI i a:' '2i1'.:,pC._, FXI T `OR PEDESTRvAN PROFECT40N WRING CL*STRIf_TICN. PROJ C f TOTAL AREA 11,12110 1 7 ca.f!.Iv RE uFUI4..AND.SI#L7EICiT19G __-- BUT LVL FF Ga-i'C°OF PIDGE) 26'-6' nw .AIRIY.AK x.-Iu9:a AND 9T RM710.16 I I l IEl !,TFALT T. TREAD NUM9ER pf fx IT5 P,E,'h11RED PARF.INi,REQUIRED 45 per 1x10 n'^ •IDIVa KF cul N,S AND SrECIFIl $ Er s�--r FRar.hN; --- MAr.EGR=-`�_O,v Mph"t,u?�4�F %ITS PARKING PROI'IDED 33 n t .+.r'Il R xl,uuus'ND srccl Tp¢ ELI+ -I-- l:l l _ I -_P T.5 TOP', E ]DEFERRED 1TEf'S ( ) --- PROJECT: `-L 1 .'- .. r F- °-F S,OR1' PER 510f.y 11El AL BUILLI G 5 P pRAWI G5. n A. UT Ill _NII!J_s'AND sPFL1[ICAm45. _ A=ITION ANP RE1`"iQDE. fl I'r-. NI'AL E 9'0 rr.,;P 1,T r ,r-05CALE 1 i;'E G� ONE EXR FI L IF€ 5AF17 STST£f1 IN'LUDIN, FIRE ACRE Sln E STAT,;P4CLI"9 Lr -VAN} ._... __ " :,T:.rT'_5 5"PND RL 5 .,., j _ ",'' Y F ALLD44BLE AREA CALCULATION5 r PLUMBING DRAWIRGS ._. TO EXISTING BIlIL�ING TO :6 47 R.il 2 ER6T5 5 PRLV'9EV) SPI I CLEF .T FIFE AI_' - -4 LL L..: IAL I rw xu r'+. r.:.uh.n ALs r _. 2 I IR f NJ .. ,:.,.- DI I .� I F' F I' Y7c 1.`n Lu lx FAN _.__ 1222IRVINE BLVD. u To.l!iG o_ ! E TE° .._ != J I d ALcwo rr�.P. T°D(.2 ?!fiJh,!A7 II AR•rA P n91' PLm __ I: 'IA'.'EP 1rIIi.: oR nl ,LRS 1, ,-:. A7EA.LLG•r..NC= 8�C?.L-Cir 74,xY'ro 6 ,r yLrSN< : T.': .__.— TUSTIN,CA 97190 .I+-:LER RISER Cf C. .11:::1 _ =R"it EGRESS REGVLREMEMS y! NTCnw Fa.r7:r,T XPFr.;a I Tr . TIF A.51 NA-F I.IJ-';R ,-[-i-1-_:.,j -EFT (5EF A3 ,...,fAI .:' 'FOR AL:;AJII,.:L LC.L..I_N5) ,:Wl 7 r. I.4,D',T CAT -, r ?Oil uu „I• E. y.IR 'L. ARE. ._.•,trr ^=T I:a' N2N:C:LPAN E Y .:JIREi: ,, - --- _-- - _ r9 I .CG)g ,o :'. -C-I CIVIL DRAWII .___ — _ MARK DATE _ DFa`CRIP_a i:.5 IJr F - F �'r: =%a� F IR`.1 ' F I' •, -DJ ''iI. I,`: III IIS,..s1OTED -E 1 _ __ - XCL L-5-ACE .), -RAVEL D S A i ce 7.1'-2' TIT-T AN^I� y'n:r ?121116_ -----_ --.. ER IIff1E EI50 FG 1'PI I: _, ..p, f. 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ANDRITA STREET TE.,, L DY L G� ,CA� TITLE REPORT AL GtE..ALI BE TG SHE.1 LQ1,T2:1_7 FL91EIL VERA F12 s. c 'IS 11" B11SO "I_T1._-.-PS. 717 TEL 7'T ba]DA535 ON nR ;i S R -I"S ENAL,L BE NuI T[THE 34. Al. -T T I I. i IL i I i- ED I ]SECANSE 01 RODGET.... P. Scils FNGINFER I,— -F-E,THE-L .---HIMILL ANhLfS,L[!THE�ITR SOB RADE SOILS ARE HE': T_r. IT 7� C- AP-CIF! 11 TIFE-TT Of TUCIIII, PEP,> L A....IS, .... .. C-! F, WIT 7c BE...F-T -: �'. 011-1,GTv'-T_ 'IF BE E'ROESET APPROVED DETAIL T r I'j j r-.. 0 F �I,L 1 ': TET GEFA0.rXCNT. LlPIv1sISN op F-111�-TL I F' I,1, X:770 11 NT=%L 1I-hsl£ -I-�T.--_5 ,F T�C,,Fp OrNS", "NFLITTH D'WINED EL G":T-1�FF9 'Ims AND cISITINS E-BE VON— EIn -I � FIALKPI-E Al-FI-D NIf THE •I. 7T, !._L�IIiESBITHENT, HEI111 1:11"I" IiC BOIL SiTL ADDRESS APN: 121 VD 11.EFICH'i .1i.7 !,:Tl AN I":10.'7RI) IN "I'll' :TI,1.A� �L �11 A. -0- 1 1 1 1 S E. IT F EROSION CONTROL NOTES ZONING SUMMARY� 11. ;7 r, -u. 1 1,:AL SHALL TIME I J, 1 11 THE ZGNI',-D_-S %ATION C-i RETAJILCOMMEADAL I TOP.TO Lz- 503,073 IIF U 1 55 Ar 7.� IN GSZ D1 PAI CI:L+. UIS71N3 ANT AREA 61ZI33F(0.I5AC) 12. .:-. 1111111TIT,ISRSCE, ro.FGEF�-I A'PAN-JA 7 233 ST 1017 AC) FE 1 --11 IND,.111 AT (31CI 54&72CJ TOTAL R 1E /F-ILI '�jLSF(o.0AC) FE 40. ED TOTAL-T"� L� 14-1-16 AD A 2 49 1 SF TO ON AC) 'I TI EX_ -LESS ""I -_' IL'- _-L. G41115 THE I. .... _1T IF 1.1-,:, 1; '• - A--- _I-E.... '!I' LIE!'- -.1- SCOPF OF TEI 1::11 AARON M=T_11 IH WnRK: il. SIR 11��ET= i' �7 F�o: , . NETI--i: SOIL IIIIINI NI IGLEHEO 1-1. Ey,S T A AN 11 17, C T),F E 'A-1 c 165 S,:_ k NEW _A,4..K C. I-�A%D 0�77=; A HGB1 C-"I INK� 11SLI BE AVIIIHIL AT ALL 7.N.. ANONEWLAN-2 PING IT E I I rT--L CNEVTNT ILET I, 71 E H 'L:. I'�L:LL s�I -1111MAG EL IN-1.1 I. 71-i I— wE CENTAFF, -.': : . 71A11`GAI INDEX MAP ART, my. FAIJI.IALS FEES SHALI 1.LL 11-1L'L;D;I EPBF.1 THE _1EHA 1F-A, BSVBNT ITITHENIN-1 T,. SCALE r 2a SHEET INDEX T- 8"EF 11 1EI Ar,�,N.N; LI- THE SO— PC i"ESSAIT 'TERNET5. E NO DESCRIPTION u A93REVIATCNS LEGEND 1Y EE =CNIVIIINITY D-ELOPHENTcnF1 7 2 TOPOGRAPHIC SURVEY 1117 AH1.11 CCNI F ---T, nY-N THE RLUELINE �1711 A- �.,r_'. a 71 ...... 3 11qCSIUN CONTRULPLAN A. 7TE IA..HALA HE CHANGE. AV THE SRI, BE"'r-, C; A 4 SITE IMPROVEMENT PLAN & t Fi 111I i LANDSCAPEt D"If, T1111II7 L 1: f. lllL:b TB CGNTA SL A ;N."MATTIII, ICIELDFRDEF1EFT. I T 1,� 1�i 11.1 11 : . ELEV 5 PRECISE GRADING PLAN .. 1� 1:-is�_i 1 -1';'-'-- -1, �:"177 P� D1 ITL T,rE,-.IvL n-I,:, L1 - I ;.I �-at F Ex _y. .!I - TV. --F TA.BS%N, L. 'I �,I A G 6 DETAESHEET F( nSPFiALT I. TIT _':!"I III. VENNE II ON OF",I�:;I r: EI6 R.Q111E. Af, :7 � :, ; H� I" NUIIITI 7 =,AJLSTEL7 N1111i By I :i:w E ---c A E.LFI1.1, BE AS IF,, :Nc 1. L OF 3D.4- ❑INc PL Ni AnIL 11,EL 1: INV INI ��I AHIT AGIL EhGI1E F, 'F 17V.h PlI'.EI'. ZII:'; I F.I I IT TTI "DLOGi HE 1.,.1 1._I-.1 INS.-RES T -T" ,r THAI �NB-r 1:! 11. I Lp _�NEAR FEET PROPERLTtINE -L N-A.CES,-Ei-, Up LLP OF BUTTER IS, I Q I ITT r 7, -1 K-I IE E 11 F". t, A AIII.C1 I.,I I.,HIS IIIIDLIERET, I;;IL11I I! L.Eli a TEL_1"�ITIT,IN LS LANDSCAPEAREA CENTERUNF CITY OF TUSTIN .1 V IT— T- IF �A111' 007D ORANGECOUI DEPT 75 I_L :RA H-ET. -7 1:-BE l--- PROPERTY LINE DIVDIAL TOLL FREE COMMUNITY DEVELOPMENT DEPARTMENT - GDO-GIS7 16- PENN OTTS PI III EkT1 II-I;- - -;I1F III NJ- 1.1"Tit 7111 -L;ICI PACTEI,11E.L.EHJ,HXET-1 BE FLAO... vLTNIM BE—VAL BY 7TIF -.1HEANITIFI S, RE PROPOSE 1-600-422-4133 THIS.SET OF PLANS&SPECIELAIINDINS MUST BE KEPT:]N I HE jOS AT ALL TIMES I EGG SEWER CLEAN CUT KE ONE ON SAME VWTHI GISTI SCALA,PERFORM HHEINTICT."-L HE III HUTEDUT AN APPSEIVET EREVIDN S AND IT IS LINLAAFUL To NIA ANY CHANGES OR AL I ER�Tl A�, T&CGRIPLETE SERIF SHIP KA?EIIICIN CDEIPILMON OF TL. 2!7N NLS. -5- :1NIRHL TIN LL BE IMPLiFEENTED DUBIN, HE D STORY DRAIN AT LEAST TWO DAYS WPJTEN PERMISSION I-'POM THE CITY 0,TdS71N COMMUNITY DEVELOPMENT TC Top OF CORE BEFORE YOU 01c; =,FNEnT37AVING OP THE PLAN&SPECIFICATIONS SHALL ND-BE t TG TOP OF GRATE P TVF TYPICAL RAI �'T� FEV.7 BE AN APPROVAL C=THE v,O,-ATi,'%OF ANY PACIASIONS OF (h uNDI SERMCE ALERT OF SOUTHERN CAUFORNIA AN, 01-4-FLAW REVISIONS BENCHMARK LEGAL DESCRIPTION OWNER ENGINEERING GEOLOGIST SEAL ENGINEER. PREPARED BY C-1:TITLE SHEET TUSTIN HEIGHTS R C LP THIS PLAN CONFORMS TO I HE THIS PLAN CONFOPMS To THEo I HE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE IRVINE SUBDIVISION BLOCK 12 HOT POR I IDN OF LOT TRACK 26, 3_�3 NPRnF 14IOL AR,,RD RE C)MMENDATIONS OF THE ENGINEERING RECOMMENDATIONS OF-HE SOL GRADING PLAN VERTICALCONTHOLMONI BUNGA33"ALUMINUIVICISC N, 1A2 GEOLOGY REPORT DATEDDI,`2d'10 ENGINEERING REPORT OATEDDIJ241F TRACT NO 361 STAMF'E0'3E 95 TWIN TOPOF SOUTHEASTERLY CORNER DFA4 X 15 CONCRETE CATCH BASIN LOCATED IN THE NORTHWESTERLY CORNER Commercial STREET ADDRESS12221HVlrqLBLVL) OF THE INTERSECTION 0;NEWPORT AVENUE AND IRVINE BLVD rrt CITY I D NO CE)kResources PERMIT NO_Y ELEVATION' 13,725 1 GVO 2a1 CHI KEITH El T_CMR DATE KETH D TUCKER DATE AARON v j2Ej"IH SHEET I OF 7 R G E NO BHI..EXCE RGE NO w UP i2�,ihb P f E 651 LX' CI IRVINE BLVD. �--4 1 L Jm 2H. 77 i a / EXISTIN6 BUILDING _ TO SE REMODELEp 1 FUTURE RESTAURANT CAFE R10 %%WAN W I LIAM9 I Y_ V V I C I res c Cq Nqe s i, TUSTIN _ r ILI 05 AN6ELE5,GAR REET L 65 E 2M- O,6335 P 325,,5eWTjp.E,336 ( ebe®ebP,.'355aGIat�5.GOPl1 SMART E 11111LPETW TRADER JOE'5 MICNAEL'5 5M 5ALQN now ROCK 6 BREW5,LLC, I m f 921 12th STREET SUITE 112 MANHATTAN BEACH,CA 90266 54'1.7800 I I I PROJECT: ADDITION AND REMODEL I TO EXISTIN6 BUILDING E 51TE PLAN 1222 IRVINE BLVD. -- -- -- -- -- -- -- -- -- -- — —— 5CAL::1'=40'-0'-- TII57IN,CA 92760 6ENERAL NOTES 517E PLAN PLAN NO75 5ITE PLAN LEGEND 12ONNIN6 5UMMA.RY ATT 1 l)p`:ir, --1E PUBLIC RIGHT-OF-WAY AN ENCROACIOIENT —� PROPERTT H* zt . - y7 MARK _ TATE DESCRIPTION R-TI 4. TAI ILD FROM AND APPLI FFFS PAID TO 114E —p tC RIGIiT pF MT m�LOT 0 �e4R- ff�--- - --- ------ LttLl 4 RE CEPA =!3T. —^^� 1 Ir QN AN)X iX TION WASTE RECTCLIOG a REDUCTION PLAN ® aloum ---- ------------- SITE - ---- (RPP;WILL aE A'ART of THIS PROJECT. SITE PLAN KEYED NOTE5 ® F�srn�RESTAURANT ER 136' m xiR ® is IT, (E)FiRNEW4Y TO RETIAIN m'AA Tg�BT,➢}�I¢�4{Ep: 3,TD W Aft. ! I,E PNC I., ER TO REMAIN �l IX 5T IIf,I A�A Tb RFri4fN 2'mj0 qft_ .3 Ell f-r.,510E40Li-0 REMAIN �,ll AREA, 5,607 Aft_ Eo- IN =-07 -c R_r,..N EXI5TIN6 :—!TE PLAN GRI^ hA'A;-KLGbL14 TG k,JP.!, V :E l rF LR PFTe,S� � _ ----�---�� 04I"T r. 5Q.FST FER AREA CHART PR0 e_ 3Gl8TZG F{y .Sa lrR _PAC �-�RF HIN5 ND�7R DNiIX- 4R: 2mbm�,n. fT2a,J.;r CUE..C-VERA O RECEPFICWAKE OUT!BACK B4R I7T1.00 Af!. _ 4-i..C0-_E,71ON RECEITACLE CW RED PATUO 1 8C0 s�,E!. L E:i1412U18 Q.L OPEN PAT& I%-0C qTE. L ADULT GAIIE5 AREA: Eh Tf. -rs R [- [ ll r`.kt r rti�^tis ENTRY PATIO: lr rk : r xtrlr c -T : il Ia nl,tx 14J KIDS PLAY AREA: 31.! �,i:. :�:.arr Ic�lzn�1 3 +_�,W HACK OF HOUSE: 2 46 EO sq P:. l/ TOTAL AREA: H,121AAF" '.,-ET. NU'15F 1]�Q PARKIN6 SUMMARY 'm'T AI E ARKNG 620 SPATES m^! IRE�P�RKNG 620 5PACE5 SCOPE OF WORK 2z,IERTIFY naT TUFSE CD677,,,P7� EVC �` ENT i ADDITION AND 5 WERE PREPARm er NE,OR F OFIX15 NG ONE 5TORY "" CEO^' IRE5TAIIRAN(FOR A NEW RESTAURANT. RVINE BLVD, C) ACTe OF HOUSE �y AREA TO BE DENIOPD TO REMAIN D©c 3,12 L00 sc�.�k. 2,966 as a :- _ iz 1 -- i EL �Ia 1 li Pr = - r4FE RIO 54RMfAN WILLIAM s�cl -Pt. RESTAURANT Dol N51 / , TE j 1 I I I - NWG FN'G CgFy t ^ Fro RESTAURANT m I m I TUSTIN � N O w m H ¢ c N lam. N 3125 N. ANC7RITA 5TREET LOS AN16CLES,0A 90065 -- -- - 4 ebe®eb assoc?at5ao.com 5MART 4 FINAL PETC9 TRADER JOE'S I1ICNAEL'S SOLA SALON a OWNER: ROCK IS E)REWS,LLC. g'I I 321 12th STREET SUITE 112 m [ MANHATTAN BEACH,CA 9026b r L_--- I 310.546,7Bp0 I PRpJEADDITION AND REMODEL 70 EXISTING 5UILDING PW05W SITE PLAN I - -- -- -- -- ECAEE i 1'_40'.-0' GENERAL NOTES SITE PLAN LEGEND SITE PLAN NOTES �- EST MANAGEMENT FRAL%E5 FOR 60111 ACT'VI"IG5 60012 HOUSE KEEPING REGIVIREMENT5 Z: __T p�p�N LINE ,CWTRUCTr0H OLST CONTROL: J,11 1:1 s r "OOEJ 5EDMMENTS AND OTHER POLLUTANTS MNS1 BE RETAINED ON 51,11 MAT NZIL BE IRA.H5KWTLV`PRI c _ CURING CONs1RI.C7kA DUST CONTROL MFAS.AEFS SHALL BE REOVIN'EU IN I. CONIX7C"INJfNTOR'f 0'r THE FRO➢L�TS USED ANI EXPECT D D BF LSEp ANO WE DJi;fK;iCIti IS THAT IEV.DI :MULE. THE APPLICA7HO OF ANY ERMBLE LAIJDSUFE YIATER.IM1L WITt41h'2-DAT_FEn;dF A FlRCAST Z -Ruic RIGHT R NA" ACURDA4"E WFFW THE DUST CRJTM7L CRDNWUICE. ..",HILL EE DIS- NE 5-E VIA 5KALES,AREA URAIN5 OR N4rURAL DRAINAGE WURSE5. ARE PMO S ANI EXPECTED TO BE PRODUCED '-I5 D" 'IT I�'LJDE TO BE�DCO.5 I EEXPOSED FIN A-- "ENT DR DURING PITNIOpS Ck'PRECIPITATION_ -'��-'--"` - I. �r'r�. E5 OF EARTH AND C'-IT WN57RUCTION RENA7ED MATERIAL`,MU<I F'Rr'I-C•ED FR91=rn,[ TO ENVIRONMENTAL CLNDI(i.e.RAES,imi I I. -AJ, ,. 'TI,_,.CONDLCTDR5,BRICK_,;:TC} 1I APP-' IL LAND 1 MATERIAL AT WANTlIF5 N APPLICATION RATES ACCIIRDIN'G TO ESE mAWFAGT VfR PEROD5CWII1`1 C1'R�!G FIRST STALE OF ANY 51116 ALERTS t 5USFfNDEF.'AIRINF, - x PE.:'rr^ --ICtL OR EL45E4 ON iNRUTEN§PECIFICATIRTS 9Y KNDWLE[X,EA9LE l ExPERI1NCEE FIELD PERSQJYFl. FSITE PLAN KEYED NOTES SMLL75 C ,1:,!•WIhC.[i e..OVER 5 1111 PER HOUR).ALL IIA'{LIN, TRIC q RAF.•F:R EC FROM THE 5FT_S'" aE TOPCE5 6 WINE OR W4TER 2.COVER AND BERM _Cff5E STOCKPILED CLNSTRUC"LM,r'r ER n -=ti ARE NOT A_TIVE.1 B_Irx,OSED -_ ,.. -- r c- ,�.... :_ __. i.e.SOIL SPS I_5 :C.REGAT` F.} JCS :;1,.E:J IITDR?FD_M. 1L. EI'.' E LAI:ESAPE MATERIAL LAI F'AL:EiS 1 ERFY r,£�Tr I:.56JI 7117ERIn III: t _ (E)LIRIYE4J.41'77 RrrAIN 511ALL NA: Ll:i•.DS C01[RrD Gk.,CT-CD y LOAD[r E:I�'A TFE S.C_;>71.PDE - FIJ5, IL. c..1Ell .tF r l , I PI NOT BE NG -- _ :?` T fA:.r.hB Le eFONIu,_Cf LAr IC EL.LI rk-:1 { - _ - (E)CURP.AND Cc.IcR w0 RETIAIh' TO MIN MAIL_'U',1. .{,. A<_`•:11 IL„L"11-�I'I!,:'E L SJIL 1 CUIF.LE 4 LRD'',. __!F\ter _ruv� LL ll,rF:%,R_ P, IC aE 3.5'TORE LNErIJt�I!J 111TTF.11'i;(R TF'Nfi 16'ITII lr'Rf,'R CT 5cC_{IIIPP.'frvl"-,."..E4'T�f,PRFvEN'1 _ PF r._, - . -�F 5-1[ ._�_ - P - " .__ _� ccILL:1GE�V At'.A' ' I.I i 1'1'.;-'- - ^_ -- - - - - _ I 51DEr1ALF,O R rAIN 1 ! 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EI:iDPE :-'16:N_.S;T L". 0 RFCC_, k I.EFI. _tLJ7,NT:,I,,TCR ke FEE S15CNARGE5N TL_ .I_. Iaa:1k _ Z L`nnr hr Pnr.:wr,i.,,,N�O.�'ER5 _..,,N:� vc .-r,JT _ W P DPAIN`. ',' I �. c I r-,r.II.: A.. 4.RI ��slcar JnIrR EKIARl.s. ZONNINS SUMMARY - - n.I.IF?'i OR _PLr-a SA !A ,f;WTI F, A{;I'."T N-TII I. F __ _ �.F Lh :,tY, _ - I r'I. .I i''�' BE]I^'r'!T',1.NCE`A-7'4L,r.1)'r,0,L'C U=i E.L'f''RC{' FC FEY','FH;.E TF..rr.:.'_[. k.�"._'•, r. F FO< E',:_,.. I' e5 L;Ilr c� :{I VN-ST:,_A,.9f.k I;_CCH0.F,."fIPN„C_Yr.Flu'_II'J';. :ls..AF. 'DC7 L2(>'-' '$-F_tM,1 -1111 Et N_:; k I .r'"_I _ _„F,... , I.- _ E JT,,,I, .,,iLrrn4,+ L., B 5 AFII•.EL ru n. c IN-IaI, EL r r E:;r gid,..LE T3I[N NI,_a. ". E,nr_ _„I,_al..r.f,L. _ Tu. ."I.r. ., _r,Ic,J LAI' C,F.!, ',r.:';I:,- 76 W.L.A 4 I r"dl:f2 i. -+:1.d-I Nal 57R_M WATER DISLILtR5E5 TO SURFACE HATERS , ,!`_:,'� F.f L:,_S('L n.°,= r'_F r.,r„ , c .,._ r c c._ .. .r...r.„^ r',,.•_ -_,_ - SFO'211 . _ CF.'1Y. 1N9 Y5T�1G - _.. rue U..4:>r n J.F. �L�T n,_r,_E:R,_F..r Ir ry L,. I,L ,.,. M. .L, EE,,...EC'.,,tl,,.1 , F,.-I IT r.T 7x 1,.;Gt'k'T'11',5.:n..,n.,A._..C,.,c,EF.. TSF STr�' ::,.. - -[r'm ; T}:; F ;I _ - ---- - - 0. .NZ P.'i_A%- R "VP:,WJFti s"I. IML!=1 F F _ .. - _.._ -__ .. N -„ - ..._ _ .. - •-. - `c P.LT'J-EFL_IV; C.:AEP FOh NAL INE .IZAS F I.JIB lhk, -:_x f37,BaLC0 s4R. .Ln!95L x,l UF. OEnUD.0 G v.; ''a r, ANP �_L. F'�._�,.SNP L_,IASL 'Lt I,<"IL -PLT,WINC 1 s„r,..I.J_I I'1EE N.E., �. AEIU ALL INtEHEU SLOPESr U'EN SPACES,LF{ILITY E Ekb�v: E 1ti _ _E:7l.T:. L' r'.Z[5 S:a✓TG IWir IT er,JI "F.F LR'. .:INE"BEIr IS'II B4f.(FI, J ':I I: LD', ..14`•1✓L 6,643::12 y.ft. -- T t["'[rl i yJG L":r'YE:L iu ELIMINATE THE t L r;!J:FR :.5 TI A,....NE r.�r,f,:'r-_I Ilii,'--AIARDOES 5PIL15,NAVE A F'RGLfDINEE MANIAC 21- WLERf.PI a I C rCTFR14L ANI L E'PC NECESSARY.THE OISCIIARGER 5HA1_L CLNSIDER.THE 05F OF PLASTIC �' F:*rrr F z pyul :-CT a rlA:,, Rm THE PZOJECT - harpy A P TVIII "L rErRApaTIPI { AT A'L IT- N 'I.5:1 1`.Ai Fl E r:_TN v LA',"EFT a,i,F-E u.�+t ,;.AF.1.412 Inn s wa�=✓L n SAF �:1'r., :ID^.:4 W. "'dN;Au f. I'S 'c 11 '12(11 OND S-raR'RE AL C.STR.ICTICi!ENTRANCES ANTE IXR5 TO I r'N�I 2.4.. - h F•7-r F_ F r. IV "-FE CY J {SVT RIR I 1'F.-IANr H 4„Y.IPrl-N"S L=T-C - F�?.'LNLF§PARI ^ w^!l-R'L Ii.II� F�I.-VIN`: Fk 1 �.:iF?IS .P.�!C,.'11H C- -''w F':II:NAL FI I .' 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AREA To BE DEMOM • ^ ' r - �� Deaf; - o, 3R2i0 - b 1 L - { (N)KIpS?LAY A REA �`� - 0 sc�.'t, ( L 17 _, 1 __ I _- '`-- -----� I - - • fn12=a� -- t 1 - ,✓ ( L iE EA Plsr�dE%PAA5ION' (E}5AcK of MCZE :I z I fib . - 6 >a6 0o t - . it � �� � �3�,3 t, - 1 -- I r 1 � �` TO REMAIN I , rs-roN -_1 -i L : - a ROCK AND SR9015 RESTAURANT U) L Z �.= 2 k" TOTAL TYPEITVIE GOWRI,LrTIO .00 5a.fE. y _1 r q FULLY SPRiNKLaw cnl � -- ,��q) URANT ;, REST , TUSTTN - - - -T 1 --- _ - -00 I a I 3125 N.,g3A�NgDR TA,57R FT 065 :51 I .--s`�' -a` 329350 F BOOM, ___-- I ,c o ' es AREA TO M DEMOED _ com F F.F ff-Ln' ROCK s sREAS,LL( -� ® J 321 12th STREET SUITE 112 MANHATTAN EEAGH,GA 90266 w I' 31G.54.71500 ® 1 4 19LED�ERS�TLp 9E ILLI1MIkATED AND YidDE I I - AV:7 ITION AND REMODEL TO'XI57IN6 51JiLDIN6 PR IMI 517E PLAN Ill' IRVIEJE 5Lv'�, SCALE=Y'=10'-PF __,_- 11LI IN,CA -177&7 GENERAL NOTES SITE PLAN KEYED N0TE5 517E PLAN NOTES 3E5T MANAGEMENT PRAGTIGES FOR GONSTRUGTION AGTIVITIES GOOD NOZE KEEPING Kul)ZHEM E)MVEAA'T to wEnAIN I.CCMSTRIkr10N w5T CONTROL HARK EIATF a scRlp a v LS(E)CURB 0.ND GUTTER TO REMAIN pURP� UMSTRtI DUST CLRRRIIL 11EIII S I BE REOLIREp IN Q5/11/1..... _ __.___ __.... L ERUDE➢SEDIMEI.TS AND UTVI{R POLLUTMITS MUST BE R£fAINiD ON SITE t YJY NOT BE TRANSFJR{p T(y,{'q CONCitr NWENTORY o- u: QG GSE.'ANDlUR EXPECTED 7013E USED AND THE END PRC',^:L+75 TWAT Ia.a5C1Y'7TII TN APPLIFRJEN OF ANY DI5LE LANCSrCA '7a xT2L5' hNITNIH 2-➢'AYS BEFLRE A FO IST THE 51TE V!k 4r.AI F; AR-A DRACi5 OR WITURAI.DRAINAGE MRRSES. ARE PROMED AND7fk R�Fr., T,i E TDF EC 'I LIES NUT INCLUDE TO BE CVTD{t1RE 1;X='C5ED F"�,R41N E pR DIIRIFIG PERI OF •.' r T ' CI.0ANCE WITH TNkr D05T L01M LRDINAXZ GP"%WILL BE 715- _ _______.------. .--------- I" ________ - IXISTI!-SL JNBLA i0 REFWIN AC ).STOCFPILF.S IF.ARTI-AIM n-d-7 CON5-11?XTION RELATED KATERrAL5 M.R5T BE r'Rr,";'E;-P01 EEPJL- Q`-N'/IRLIMENiAL C;".f,ll„L(.- Ft__5. .J fly '.SD.,CA91M,CONDJCTIX25,RlZiaS,Et L,) 1 EXI5TI! PLA'YIrF,AREA D REMAI.7 CL 'NLIFD DURING,FIR57 57AGE CIF ANY 97LY,ALERTS 4 SUSPENDED DI r, I'i'.' - , n -w- - rr , - : , ;r P L.,FRODI&E LAHD5CAPE MATERIAL A7 , I +n1E5 ACCCBDING TO PE MANUFACMtER (E)PRI:EW n7 AFF7QALN FEr;,I OF NIGH WIND.(1 OVER F5 RILES PER NOUR).ALL HI T-,,L 1 W1N5•Cki t: kX'. .!_.,1_ a_FQRLCS a,N.ND Lw^414,rR. LfvER.nN_ BERM :.v_F _:.FICC[ _.x 7�I,. L r:EP,IALS TNAT ARF N0.A,.T YE-T EIIE,J5ED E..CY 1-ADA7Iat5 LQ BASED ON WRIETFEI I, J_--�.9LE t E%PFINExLE-FIE, P_R5Le,J-L. .-, r}-: -:, 4U:J n1_ a RF: '.l+I+ 96/27/16 :-„ „._ , r - o - - :r ,.,;. r - 5;L Sh,l c:;;�EGA t FLT,L+ SiL C F,a ° rlt EIC rs tR,';r 5%LAI:CKAPE 11ATER14L:T 5 L-5.,.0 -, _.ICN 11ATERIAI 4,::P1 N7T PE hh. _ PES'OR WETFm 1 LOADED___, E_D _d. .D. -------- .ARE _ __ I •LI OILS,a:,EIT „r rl ICxI..F:1 JI.. r..:rT :F SIfWEI.I!A..,I�A .,!:: IIT L15,1.,I -- ) - r - ---- E. r 1N1-h E h +_D L AR:",.`,I TO u7V A"^.0 f T%II[tr,'RFArE rlaTER5.a_L oPF3P' SrFwt;,_;7Jinr,EkS 4L LP Ed. OR-CL 7.LE IN b;A-ERI -I L R"'-'c'R w .,.^ I-' SELanGA. .:. =,7 L rR_+Er:- .I-EC OR AP?.IEG T 'E1 UtE: ACLS .r x RF`:T;EG f . --, -. _. -- : .J _ .. , ,- --. - n,'r r , rc ,,,- .. -._, ..7° .,. ern .:c^. - _ 6: L+I_-9.5>'E..rC REMAIN tl�Te,:rr 34m '.t 4 TRI A. -'k'e ARE�7 d.PFOIE„I -zClI -._V•,U,:F_F, rl_I_, ;.I_T SE,._r..NEC UP IP`1-fF,FI. 1 ,1-P;15-..:CF• 1, - --Y,.__f.L._Akl_.)CR I'.n .f:[..,- (Lon'- -:A,. 7. _-..,,JFK T P IY I_- Win.II} ,y - II.. hhll.;ICT;:I7rl_�,;'r 1=, 2.T?, _ .. -f5 Li >Fq7 CLEAR ,.-- - .. _ . -.. _ }_ .. .. -.:-- - .. I: .... __ .: L. _..:i� - AC-'EC, Q A4 :IAI-R O1 tY,R CI`.TRI^_LN rT,'A I_IC,yL�R 45^f,7n:R . a-,.+t r,N P. S rJ. °.»T�: 1P,C I- 'a;,- ,I- S 1',G7: EkR,••RE.:r C%E7"q:.,:,°n r'.:.EB � ^-rCIFI, .I° '+s'J I: ,G.,r... EA, kl _,.I: ! '(: 1':,dCr .P..;.r:',EI7, �,I,': .1.FP"s.L L, IN+ '�: NLN AL WILL 51AN)AR:'GRAY CONCRETE WALKWAY _.Y E 1.14_JN. .-- _. --- F .. 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IY7•T ik:` R.IT Pl..i=A 5FIi..1 J,.;'!- :L_.:!. ;1E VIE2n✓C E"`ai'E";h A;EPS.Cy:_'n tFEE' - , _ ., 1.. _ _ ... - -- - - - - - - - - -` , )w LL _ _ L, E^4l2611gvF n c f,1!A h..,,G -: r-kI h .,Lh;i ';.I, ! .Il . - F.I.,..:_, B-AC:�_.S .L}T PF 5,..I h,l�Sr�} IN ue.i „r:Irg ,r ELrN,:r.E.(,"_iT�G N:, .,c C' - 1 L u L.I_,_" ,__-AI._. ..,r,. 76. L.5„.r_.;EIh - - ___ -. _-.- __ _._ __ _ ___ __ _ 1.,J.- :tr,!_ T •',E+'7iI V. ;i.. EP,DISLIIARGES TO SURFACE WATEP 5Y L7Ll CF PAJCR`. h' P R A a1r1N 0 I ,. ,:. r. .., �,.. , .+.: ; ., ., .:,+-- „ :r- ... _,.._,,� _.:.-_ ,,..: - 1.- - _^n - ALLLI�,\''1 Mn_TI:hFI I'_L ! _I � _: I. I:1:;'17 ZAI.C F,_ f�"_cM1:tL D_K7IIL:.,BILI_ GC�:;LF-L: .rNt,ELi AND E., NET.�: ,..ti..-C -rr,:B: 'J.F._,_N.F:.,Y ,1..4{AR.,, F 'I,1.-.I- '. . ..-r. I.., I....�.. - 1'^.!? im . _211...,[5 S._i- ('�T _U,. U5. PI19n R I.nR d:i 9i P YPI', ..L IJI4IIFAI:TI(RER _ a T.K='-H F +�� f:.='Vl Ik -A.LF _ 2i IM='L-r:F 5 -'. ElA fPL:` (J. , if f C'. 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F'.:c. l,: -..-,rr - 29. iN-EP.E fL�.I L r'a,:Nlr.'._APc D:E 7_c C554RY,LGE G'S::lAR„ER SHALL CQ6IDER THE 115E LF PLASTIC r - RUE. .,y"b?;eK IU IHF Fi;5': n,.+ .A: h. 4:"RJ!CN"IFN', - Let,l_PR:CrrRf_ I- G TL55MLL5.HAVE A FRR..L.,:,.-11AlUAL NEEP TL FIR FRIN`,F;aC DETAIL ` _ T -1 ?eF`;,a.rL'J,:�5:Eu➢ETD ELIMINATE THE UL`CSIAfiGEo-h."I-,I_;'N,'d ek fROT THE PROJECT - ,,.. - ) fI (�- � y I- � GA P I', NT"T�"r IEt {:. I:N .�a, {"I"i�I 1111 ILL S,tINeL FRCfI AVL'lFP�.: t:I-'_ ,lp Tii_-.F -11� -:I L TIrE. T C:.N FE 19FEL 51LI "r F_R'f.3'41.2.1) .- F � L - r .,R. ._. :� --- c r ,h.:R- NE an,.,I:,., L =P - - - - ,KT:ad ENTRANCES AND IXRS TO - _ A-1.2.0 - ,_,.w1_I L l.tN L. }V :tF IC4P_F. -.tu.PLA-1 I;,lL_F�I.thL Tli [. - ,..�-L "Ir,u�+; N;.- t',T:1I!I E t-T.JE ^r_i.Ir ,- G• 1,G S.kill'E .ALL`nSTR FGA I"v 6".Ire!�I"IEN r, .:� _',I!I...II I.I..:T',:+, - ),_ -,- _- A-. ;.::1 ,i.x. ,.:- �' .:i.S IL,. F'-,..-T,.AF _ _ __ __ ... , r.... .,. - : , .- 'r-r,r L..,_ - ,, ..-r:EIB.L:C0; Er,_ERD3N AI. r..Ir lr, :5.:.F__-,Frye .,...i.. - - T;.EL;,I,I..,,kL�' .:.-f}f:N`-l PF7�..`"rl PLAN L,,•'::f,L..,:fil h,1,�_F F-,.LLJI��V rF tL6�t,l_ .R:,I,,,SIL L.,:,�RI_iILA fLL I l:.I.F9 LL FJ,.. �r i..L_..,h:I tan:- .�. F .._L -,,.V..,... ..."....1.. �d NGS r :F:R �E �_.�'J tJf F E ._ _. (�7 IA iBbt_5 ANG I-1>5F '14%11 WILL Ur-PLT 0TH THS[CaARL'YriI F-7%2,-NF OIL Lt 5' N IL E61.N - ,:._. -kb n 7rli. t(r. AH WILL N_A -,LFT FOOL ,NL ) VT:C- r ? r- --L I ,o 01-1; -a DUILT-M 5EATING AKI C f--.Rij lr,COr AIk FERi1LUER5 AND OTHER.N'DSAP{ tATFR,.L5 4vIEN ET hkE rJ ,y�,t<" i ARL L Ja r L U L CIV. IMXW®Fr55 PREPARED BS 1ff,CR unbER GNN.R i A,GFN- -T K L.r1AIcF i I / xtL 1 r IIJ •�Lr 1 i =,=F0111-1 I lEr G 'I AC11.1 «Tlr:t.LnE'r, I NEREIENTS WERE ILEA ILM Er r1f,M MM G�hA'JR= DATE Ar, �aRa GI -%',; &T!N(0 Q 104',4;' O O o 1r �El $"' � _.WOAEN f3vVtlfPG - 1. n Li-r WAIiIN- � "_r1 F,ifTd nnn HALL uo ! ' FJVO � SZEP GRY 5TR2JEE SI ❑ � i Ell L j 1, P p WALK N n- RN7IY C7 v, r cap a o I O 0 -_ WALK N RESTAURANT f TUSTIN ❑ IPhTlO P'IJw �� __ --. I, I I��._�•: yLU-1-ERY '. UPIGE rl _ g o Il "op 3125 N. ANDRITA 5TREET L05 AN&ELE5,0A x0065 ,5�55po URITES eb®eb8 assoclCtes.cam PL1.^IFIf� �, R}JTLW7 r 1 �.- 'LRYIN5 Yd @ - - — OWNER: Y L ROCK d MhS,LLC. a 52112th STREET SUITE 112 MANHATTAN BEACH,CA "10266 PROJECT: ADDITION AND REMODEL TO EXISTING BUILDING 1222 7RVM BLVD. TUSTIN, CA 927B9 04'-4j' O C7 O tTARK DATE UE5CRIP IGN FLOOR PLAN ®-- .2-7pc __- 5CALE:I/W=P-OI ___--Oo/TT/1B_ FLAN KEYED NOTES WALL LEGEND - I. _L'15T KK:GREASE TRAP E%15iIW,5TLU WALL z: =A, TH,GAF JW m EXISTIN6 FLOOR P'-AN ;SIS+I:G NOEP I`AIN r j Z 4: I L,'A r: ;Tn491 EMA054RE 51M TO RE MINR- ��. (T E^CAL, C�LLC I R7-- A:LE TO REM10 °FO1B: RL'6�;:l i Dr:.A4vN 5": Ff7[_G.VEF.,'. 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OVT_.r -u a7R' 'RrIAPLF { '::, - T I :-�:i. f �-:C'?f T-'',,CA'I;Il:,r c. ,---r _ 1 RE!F. NE.,h A _ �:� D MDLTIDNSU F- r - _ E I MMARY :I: ELI E : - •L G f' F'RIvA� 0 REME: C'.z -[ '.L '.;K ED -F L'F rrt,,rU51..7"A CG-E�'FPF4 51 .AL pI.': ',6d.W xyh. It',- ,LI 1„E=F_I, �..k]_-Gw ARF T:?F FI_D 1-1J,' 'AfL L As S I¢;, 2CIN. 1-.-(Es P F? TT hA U - h Y xn - e LLJ ,,,L A?T ti Tp..l E+. ;4'EO II_ - �s'D'IS Y.,�AATO.REMIN 7, [' - s0. 1{EREEI CER'PIFY TRiT TNEY In,.T.LCTNAI r F T a:6.FFi�,II. Dx1M1�iF5 HFRE PR6'nRID BF nE GR IINO]i Tf. E Iv 5,4.�NL F! : 1 p :_F, Ib e W k NAI I.-'.;;I.LS F1I+RIIG RErYNAL AND fDtiSl-rWICiILN. :'i;O IG A C 4T I;lC 1I-. -,.I.,_! _ I 31: 0 REr7AIN MY`sp.RMIX m I� I.i f C l r J E,EFAt�c-G RFFWIh' ca'DE�LIYA ^�♦ - - -- SLAB DEMOLITION KEYED N07E5 © `' ♦• Q U IM Er TIIL FLOOR:LIM FLOOR 5K FO BAWD30 ♦�. I I� x(iva FLOOR DRAIN 70 REKAW I'L to-�• _______.__._____— _____.-. ��,__l _- I _ ♦� - h-�= I E FYHIw WRIEl SLA 7l E DLL N9J V145TE LINES _ .. 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L❑ - L� i_ 1�-�_ ♦♦♦ ♦ /�_ '_—�___ T ------Ji _____ FAICREfE SIPB iO BE➢Et10L.t�lED �� ROOF DEMOLITION KEYED NOTE5 I- t .FIL�- t 1 ♦ } I I nc- pj, & LET IXISTfF1G ROOF FRAiIRIY; 0 LFYFL ROOF.PROVIDE I V I Y F ❑ T ♦ Y \ Q �1 I ASY NECESSARY 5 dI.C1RRAL REM all :r11PIT 1Y r^ i. kl I� IPJ(DL PR 1."`i Vi,7'FR 7 ❑ _J f ""i❑_-I i' ill' T AO=La_TL_ i -''.t��— T ..� - _- i-' �� 1�1�` ;`}} •-�.-• �___-__ 4Al c IS IIiIIYP kny P R.RD QI[R 1"r FV. )15FYE LF 0�I Ilq IL,GIY A1C ILIC PLCIK �. 3 ,Eff,EtL uf,For-".hILl a.%�,.SEN' =-`--- ------_ VI II ru,,A1 n 7LNFER FIA%IW,, -` - ' � e L I C I❑ _ C I X6 Ir I II II ['I PGU 1r.L"'IG RIv:'N. - I r y__?* i L_� _1 I❑ L� _1_--1. ❑--- -�� 4 f I i I� IIS . -.Xl EIft LF T94T iLL RJ miN.LflLb[F T{IE WILDING'S Ir P117f AREA TslaT wIIL RfnAIN. - I r , _ _ r =�I Ir IL .a_ b' --_T F15TIN3 9355FMFL Cf}LIIK TO BE REED- ''T-';"--i-`-"___�I •E-.�y-Z-v-1jI a ,I�F*n,,--_Q-__- '1+II-- .,_❑___gi;I*d;III_n❑��I„•r-.vy��1 __���:.--_ �I'frr -(r-•=:- 11iI tiRS' I '1�1f F11! -_-_;X I--LL- -_IIII._ I II iiIII ih1I1 �J-��..-----' Q-• — �Fi , � i --- v 1 -4 -r- --❑ LI --yrE1 I Ylsip;G LrA FIBiO BE RMED ---- :SI IM CEII FAR TO BE R"NO4ED I # l� -- F -+ SE_ _'__ I __ + I I I� l,'_r {�' _ " ,.,_�I Fs i al IC I� r— —� __ -- ' n_ - �i II _� I� I �� �I J�1�' - -----? _-`� .. ESI nIZAClT - N TO l` Ptr J' L��___� I I I 'A IIIY- KENT'If i TO hL li Y N — — I FE'U! 11 I ! I I 5 {F IF I T7 d f.E lFf i- - Ja,..l +II, ❑ F _ r TI t -i--Iry y pV I�' l I II I RE�'LH15�UEG .IL^LIFFLI f F,F I I I F'(bl,E,;••[(.IIA � I - ~ o -_i_ i r- 7JED. KYCd,L RfTUkII P.Ii Ir�EF ,OC �L _a r ear ,a I ---I -n I L IL'I i I i_ o a 1J1 I`•'I I I ;- -', ..�; iii II _T III ifs l l r ' I I - 'FQ I - Lr- _1 i__ i _ J �;® ---- I I I kk I I ESS b 1, I y Zn c 1 I I II --------�YL e I T Br--T-rf --0i-____ ____ f AT R IP 7 — —L -J— --- r ! c I III __J -- - --- _ 0 RESTAURANT R.C.P.DEMOLITION RDOF DEMOLITION TUSTIN STALE:VB=I'-0' SCALE,IlB=C'-f1" O O O - _ - lam,a -� �� - -J 5125 N. ANDRITA STREET +-bj LOS ANGELE5,GA 90055 323.550,9335 F 5:25E 0,9336 /1 �__ ebUc=e�easscciote?scam ��/ � ---• .n. ally ,N 1 ROCK d BREWS,LLC. 32112th 57REET SLATE 112 I MANHATTAN BEACH,GA 10266 I ---' L--- 1 --- I 310.546.18fJ0 II ® I L �® L PROJ ADDITION AND REMODEL t TO EXI5TIN6 WILDIN6 T i ------ - --------------' --- - 1222 IRVINE BLVD. 1 _ 7u5TIN, CA 927BO HARK .---DATE_ DE5CRIPTION Q�I ` -- -1--Ine ----- I J ' ® aroBne As Wr21/1B LL=____- ---7 , ; CONCRETE SLAB,ROOF I AND R.C.P.PLAN DEMO 'E'GJE�:'T NUMBER,17-347877G F r{ I , _ I O 5I r n-: EDEL G.VERA Q T T E Q ji--•?4 �-•� I � v�EIE Irr r T rxi•-I,-.-1 a U-I. k 4"Tll I +�f AT�1 Il I--— ELI N):1ER p U O x0m�z 5°'Gc__ a o aTs AB DEmrye+w M BaeK uar sTRucruwa REM5111F s.o 5LAB DEMOLITION sn.—I,® SCALE:U mll-0' >T T2 ., ^s* s. oma., .. 1 ..k, .. - I ter'=.�. � AREA - ✓--- - `*, _ • / IV A 'SII Y / �d'1 - - Fl a, 9 mor, S 1 UILL y nv. --- - - -. T,5 I I I k3Er- ,s r ,�,.. a r� _ r { r L I 1' Q f'?ryP{ A t._ %E - �--{ 1 \ r r 1 L r T7 1 21, - �101 7 �` I ;ncea l r Lr = r FTI � �. - "I � ._.•.� � � Ir' a_7,,>3�__, � cov� � � �� _ 1anR �� � F T, rR �. ... 1.7- : ¢..--` _�_ I- omits - ' - I \ F � I uRAnkr � - RESTA ��' G TUSTIN I1 1 R� - A2A 13 - , ".zc�oN AREA w I �� 1 ._ k 1 jF IF C -- e O �p -�- va $k-0 ,. LOS Ah ANDRITA STREET CA qoo(V5 Sass m _ — � 6335 F 323.50,6936 p � — gip:. ` I - — • _ � __—_--_--_'...�..- o �� — r ,r`r�l _: I ,; ,� ROCK 4 BREWS,LLC. 321 12th STREET SUITE 112 MANHATTAN BEACH,GA 90266 E - Tn'! INA .E OCCUPANT PaoJLADDMTION AND REMODEL cnl TF ETMO/l�/tIrHC ,,,��. CA EKI P IL e!t r u. L,.� ..Nr ecRtiC-€,STEL TO EXISTING EUILDING 143'-,• _ /N mr v s PR705W FLOOR PLAN 4� — — SCALE-I! ®_ a s n a cs WALL LEGEND FLOOR_ PLAN SYMBOLS ANO LEGEND GENERAL NOTES KEYED FLOOR PLAN NOTE5 SQUARE FEET PER AREA CHART I. GRLIIlIE5 ARE fVPL-MbTr%Of CENT RLNE=Of t ci,Ur x;. =.{;_[EES -i ' a P�rale I _IN-r,ZYl aLi 1, �^-�'�a�AN➢FR'F�IT 9AG SLAM CLT1"SIER VC.L O(T 9`. LR'_R II iERS V ATEG 10 RolTU,LF Ray H o xlsTl r snlo,n L F r„I a'r:N.w�E vATu TRAm INDOOR DININbl6AR: 2,49600 lt. 5 RIX rq_ ..EEL CC Lr71_ C NT II i,-%IA:TPRAL J11L i 1'=.0�. , 1 --F r -:.'. ,uY_ IN: ;-9EA'w, P,I. ..,';[ 1 -'r-,e?f !4 r VI!rt'iu'PWII'.11571 I:rI TI-STG�r.G_L:T„AINER ;.f, l :, _G' :,o r- .F.rt,lI I,r: aT t4 ;I611C�'�Ai.10915 wA_3E NG R6GEPtIONRAKE 0N/61616 GAR: l 00 1. 05EI�FLOOR PLAN ' rC q 1.'. ,1PPr: 1 ��::w.R) 4'ARE I cAli �.rr vuTt 770E Cu.L __ C -:v E•.;�.AS._=V>”, `� xL-L ex_Y a-n a ra' a .i ' L.,'U „±LL .. E°YTEF+ Ulf TYF. YE61FY _7'•.�.N % k 1;Jrl: 4.tr_LS To a: osll V,.,__{i_v-T ur':I, --•' - Q N_,.nom' w ,•. a -, 33 -1RT f aR s=_S U'- n u_i E Ae GQVERED PATIO 00 5 !k. Q E E T iu•,v L:'. a.tr Iu :,I xEk,l _1 i._E r-FrNlsu r al ,_ ,E--rr QIP ..,_L IP-P 15 7`P (,107AL', F I; I R ELELTRICAL PUN OM PATIO: 1,106.00 sdlk. PF, I L,'.6_:;:n-3-7°7G F IIEIP'a[rRo•r L.I a mr k1n i 1r; E;,Icks al`1 ADVLT6AFffiAREA: 52600sg1t. EPT G1 - I1-F 1J' AL1 q.. GF7 (PF'. T rI:FIV r:..,l a. L iC O -RL,7LRA - u 4 p r n- r P N�[1713? t9 s a TI. T M„h&NE 1-- .. L1.Y 7t:N DF.Ai^:rl 3 GSE:.G.VsP.A. P.E=r 1'a a1 JS a SMRd PATIO: 34800 ft. t t P RJ E. :, Er[,Pte,1 T w _;:;,P,'L.r' s I K.L4A 1.,A r ,ISN .f ,.f: - aEr c G , ld lyW1 Af E RI L t UNC R'l:. :r' :EL'W :TC �2.. j ;E SE i'I 11 E .LAR;'oFiE:L(7EA%I�J-f 8E Fl 7k�,fflEr r w, E r`Wl 'CfiE-FAS„ 3€LPn'THE KID$PLAY ARE4> 49000 lt, r;,1 + d R II --Fr AL�F.- ei: _" - = �+El�[ , .! _ { f .E 174/26/18 K FOR¢n-[: ^;I `Pry'I,.'�-. 4111 F:s'f i lK 1 Nr.Es Iu ,.P•,.,0>,7 [r "%u IFI .nT Wi` <'C.L (I'I' � - CBAGKOF H015E, 216600sq.lt. C IJ__Th APF M -f..Pl n..1Nle E 11 III , 'aJ Vr11 FI All-EF Iii'__'log -,.II - c,- c c c ur Pau.! 1 F.t fxiu f 1 LtI R3- F 49,V, I l^I:' °5,.a6E r 'll I L Elks a L_flar[C cr1FET;up 'j ,I7 L°4. ',A E! VY-' AL n ,_rtlC -r_:,, ;,, 1 FC F L-vTEsoE naNEwE�N�5PACF AT A L TOTAL AREA: II,17160 salt. I-:r a - T:a II v I = p 11'LIVE '1ENT AREA(NO STA4E) f,.1 i;,:- r a ula... ., .e.sr,i t` ., �.Y•,� �, R- ._i'r-r, -. 9 I't�-LrkA t iCf Eall r„.{_I PfR.5T50115) . Pl rr".Gk.,:1 YW%.S-L4€dFIY EIRFLTIahI,4A' ti F-:r..,rel umrxluT av L__J� ..W u I, r , „ _ — FLOOR AREA ANAL-Y'515 4 :1. _ z V »P 1'I lit- L I I ENTERTAII =nRG STYLE, CLASSIC RTX.% , r r IH 1 F`[ k UIIIL E Lk• E_T TO E,"", (5J G f1 N. IGT qr EL"Fl r: _ NI i113fF n J I [c rII .1 TT TnllCii A ., .__ s] tKI N�rw[:_A 06 AND R:?�k: LLfl10ERL .� 3 6 1a ti EI<E r.'�::. IIl ILi IF I ? _ xE 1+ I£X15TIMS STRIJLTIIRE: 6 0051 =I. L a. C Y'EAE E' - LIVE ELATE ',?F a TMES A wgx Fn 1. a- .n °EI;-.�E.INC ,I.Tr H r R F r.l l rrP a r,I n,P1ar �= a A R r v 6a e IEn J r Toa .A N AREA TO&DT OL15�: 3,72100 sglk �- 1 kv LI: e,'+d' t,'. :- 4,,L OPEN1NS FOR GRAII 2: lxSIIFZ r F D.CRECX vuv>= EMISTIN6 AREA TO R_."41N: 2166.00 sq.tk. LIVE Fui[ ,:. 1.:; 1 CC=r ; - IF Err I LT'R5 e5 1q�,+IGE PLn D&?CKIN6 ��- el 4 9 uu.IR (,S, E 4R1,._ Eq. r:a5 1 Ly � r A.CETS LADDER.G.C.TO �LAZA 0INVITIORM FLOOR AREA: 4 7390 50th. f f_ L .,tE 1,F r TA,XP 5 Cox FAO. F P,., it u.SCr GYKI .et nl rIGP SINK YER t n ,KI r, . L _EGL I ): 1 9 <� iT FEF ME F I E b5- "R H I iFa,P 6 - TOTA_GQ}dJ TCDNfO FLOOR AREA: T�39.00 Solt. "1-71=1 dT 7NE5E CCI Iry',)' DE) ALUIFMA'E I' C'L�. " C'r - I ul r 5 I' [itP II S TL'GL rtTEE:LTWE JJa _ � 'Iw PE.PER CDIIE J T P , 7 1 1 E a w r r NEYi COMMGOPATIO AREA: I,36800 sq.lt. --;.4Fr•-I-C�uarr -,)L1eL < Ilei EL-Er , I !3 F`i A.IC F4F?N1 I k�L FIR o:-u_If K ,kA O p C7 C� O 16 I 15 6 19F A} F: 'd II I I 1 I i I rw. I I I r I r J I � I IiE I 1 .f 1 r , I i III II o' 11 171 I i � I , li i; J Q e J �'9 0 5 10 25 hof 55�"a 1.90MWIT ELEVATION KALE:3116'-1'-C FACING MICHAEL'S 4 TRADI JOE'S o. am.Iz3 - Q © I Q U RESTAURANT TUSTIN I i--- -- I... 5125 K ANDRITA 5712EE7 6 i LOS AN5ELE5,GA 90065 323550.8335 F 3255W B336 I fl o , ®be®ebeaseoclates.com ROCK & DREYG,LLC. 321 12th STRET SUiTE 112 MANHATTAN BEACH,CA 40266 — I L—Li � 1 -- - • 4x "nS m 1 5," ADDITION AND REMODEL 4 ; 70 EXISTING 5IJILDIN& _ li TUSTIN CA T 1 Iy I I I � _ , ?•- _`� z 1 led __ 191ed ------- MARK DATE I'i.l:,ry-:6N m(PR R 5'N 51Z .00416.65`+{6i0drlW/2)r 43AN65 =2,160.69 4R,f5i=327J0 Eq FL ■ ■ ■ __- ______05/21/16------ So __..SIGN 5Rf=75.91!S;ft(327 10%ft. 0 5 10 ®NO06/06/16 RTHEAST ELEVATION SCALE:3/16'-P-0. � ®.... FACING QVINE EL'J_1. _ ELEVATi0N5 PIN15HE5 KEYER N075 LOSE$ HATER Ai MANUFAGTh i GOLCR CR STYLE vlsE,,R=$ (�TEhAIlT 5 h AR- REFER 3' 1 SLZk 11TTA1�s CNAGE„U`19ER SEPARATE PERMIT ^BUAD. ,`CQ F.D LIhC:,r , &77-. F h ARKS%cc ` BUILDING ELEVATIONS Lrl Fc,,T Lf t 'E_.YPE_f)., i's'RL_: � RCC' I'C i ALVA.aY'E•' Nh A!.1.PFR MANIIFA'71IRFP SFF::IR-ATI;iNS 31 d°L-r' T LIJIT Hr L L'611FCT,,ICAL. '21 7 0rs3'-L -L'5 ��5 aTN1 -_•HE STERE FRONT FM. E r7 rETh1 CA..VN D. .CL^S. . '..r. +: .r'.,', s;-n E_.�Ot ETA_ 5P-F:AIL FA L,-.' A.1 PED --.r-�-- : , .,.- ,, r. ;I GACA BP'r a„ ,"sai IeLizEL Rt 11��E.,'.LIE'E".' RG..1 r_ - r i. t.i�rF- ',f .,n .e o.h,l-._Ls. aOJEL-MU'15F2:17-3478TZG �(�{ M L_ •.VL I�✓L�7 _ ... - •-C_L L _. R !. Ir - trk„ IJy n._ �r.0 J_.hL_E.r.��"FE<'ICr,y f C A Ilr! L-'li'Y TE.TAIL R. Pll.-r L KiR A.A L L,.-C,,.1,rf =R LUW II J:'A E I f:R'-E._EJr1 LN PI I TUI,G_I511TI :. J'I' z V E. P RE SF C M1 L II ry <AI , LR �L I rE 5 e "r r,7'-FI7._LA_ c4:.'ABLY V`I.5LIRFACE. kK J VERA -I r,s t "<E RJI r' t '.NC ikl,M1�'„ ..... 'I A -..F. 14'!11.A:TURER SFE.Ii EA11;;"u 5` �aA - _____ ___. ----_ ---- E WINO•"P.0 r iA",L F! 'L WALL .i.4 F"'-1 � A`1i 1;`Is;:. FR%`IES 1'RY.S ID L C:r't° L:A, AIDNu Lli raiLr IU e�ll',dN rei'-F SL.,3'l IIIF Rr•h RAyr ",1!" E-ACK ALUMINUM CkANFa - 'F-L'9LL E`_'W-E C! &I-F.. -_ 'P,L +ri ` FrE rAPF'ET Lr N., 1:EG•�E _ -- ___--_ 'I...., I tl:�'• 11 I'�_:.: H'i-rL1 fICGI.`1 5 M'A T -LASS 1 T41: rl L DAF,,EP'1' t-h-I" i L,;"i- PAME ` f?..r. ::r f F4D c if A,E: rsLS�_I;,f. - n F.TS LIT 44U..0 I.,�Iuia c 6...+=_A=M1I•L fl LS_ L SS h r w- _I n aL-L L c T 'I..LI r,i r `I urw�r E_�2 .dam-`I INF ..-N ?'T TFRED C-LA55 F 1 + 5 M1L r -Tlkl Y. i.:r riL _L N - _ '_, c E_"w EM1 n n FN_ FI?FP LC1FN'T'ANF. _JA4r_1 P..-117.,1, .:,EL ? ":,_'ANF1 57 '.t ��J_GR-EC CWfL�;F ef! ':krL.,h :: ,Yl h; .P LI_�i,A'FI _N_�Lh_C a CL'n'_NT.I II E F h L'1 _..._ - I Ir f.V.PI• f l .I P..41.-7-i ,L"_` N.;, PN- .. - _. POST-)LEur1 L i SNn+'P cgL'P, y F �.^'A'.I"FA;;TO'nEP FIF:UT'.%5 .-.- I ` L p,t 7 9/�=F.Inl 4D�>,i Q'IRT 1•!, 1 "r l l ISE,"A,LrJ.'-.rl.-;},ii-F'_54L.JC E,�IFMENT SLRfEi111NG- P';T-I Fa ri LLUR GL R {.P�17�ti.E - p N..2L r„ hfXu'\:: SAF iNh�� ,iR.A'.;E F 1 EI i:.! .,t:;ail J-P,.' "J:. ;0, I!:.-"F •Y'1ENT ' 1,-I -JAI llc`Hl c L:'LC91F. 1 A.. -T-Y.TQKP A-2,9 --- .. -- �LAv:n_t X-`t'-• AI. Al.t w.'(/.lz ;. ler= ) 5 L ST.ACo-J-4 LA A,ABRA S'a,l 54-r C,.._r,: L fJA1.RE? A,�", cA4LF'CTURER PEJFUTID6 _ _ :I,ff' T�;L"I APO'��F k-,T411A�F.ik1 hlN R!$ 1 S;r_�h_Ys,VTE7'n 7A� N°'7E's 11L 3,1:LC4Y„_ _ .l -L, ___- _ L L='I.N' .I lr...,-1_NT hl _ r..%-... V 11_n,,.,):I , Il 'N .111:.0,N51DE IRE NALL _R� S i TA:,L "Jdl LA 1A RA 5tN OK 7ARL cl AY''� AilTr TLIREF IF AT RJ t It"I ri�r, ;R MFTAL _R.Au. Ir 7 JI. TI12FR ..,F,..-TL,M1 6 L: I J iL IfT`,i RANL L .FL Ff IW 7..S r� k:b'Ji ... ._._ .__. .. ____. l -$ DIA 5,5 AIRCRAFT CARLE, n Ea EP E E 1r:'I 1 r.EC.E,71LDIhL iRlh rl ELROY METAL DARC ETRLIYTE,r 1_.,_ I L?-r. rNLFAEI URER SPECIHCA7IGN� . - - ------ ----- - _ I, ll i"I f'V4- C„C" I ! I;I`-PJ,L REL S,i7`EF PAININ;1417[`-JI17L� Y .',FFt:.:.11 p I i D,L' RICR: 11 I,k_C`IT L IC I.I;,r.A'_I.PI._ 'P' QO C T � 0� 7r' T tau as rJ :�zr, I, j it 1 II 1 1 I w I - �..- o V -10 � .--- - 11 L i� :, II a 1 I zal_ 'Ha IL i T 6LfDyIRKIq!To ryi arum FSE T.Y.'5 HILL 9E FCUEfFD. t( DARY Slt,(�N�QF:145WI0•IU863 bµfl a 5T=51:0.3 ARL SIGN SIZE=273 nft f 51,93 s%Pt. O 5 10 oc� NORTHMT ELEVATION NGIOTFACI�IRVINE!PARKING LOT O a O (9 ` J 6 RESTAURANT"T TIT 7 7 TTUSTIN I I I I I i Y 1 I II ,.III It I , I, I� 1' r I E!25 h. AND'RITA STREE- LOS ANSELES,GA°00,, I + i I bBL Efwc O550Glgt/ C�fr 1 - -— --- - - ---- --- "- -- --- -^ = �,Lam. � � �oc1� s Bow _ 521 l2th STREP-7 5JI 112 O A = u MANHATTAN 5EAGH,GA 110266 31054 7600 p { PROJECT; ADDITION AND REMODEL " TO MFIN6 BUILDING 1222 IRVINE BLVD. L iL rusTIA1, CA 9YT00 D 5 ,.._ID 25 MARK __ DATE6E5eRIPTIp�_ ---- ---......... - m ff/2NIB 5OViHEAST ELEVATION ®---_--a6/�16_ ---------- - 5GA_F 4 ® amnd ELEVATIONS Ill KEYED N0TE5 — Frc,G�dRKIN Lor!RFs aREA GDOE a I .AN,'=AGTLkER _ ��LGR OR 5"LE KMAI2K5'GOI.TP T5 - I T NA.,T s .LTr JE'1 TTAL g, uGL.�,�,uES' rE rERf1IT aITT-,A. � uh' F, 0, r,I 1,14 I I S R ct+ ,T._c CA ,EL aC �51 FRr�GLET a:P.1I D1,L 1U,,\:r i1n-a7 wE.Y:, BALM&ELEVATIONS - c - -- -- - ---- . COF - . - .+C-� PI_A_ GA 4Ah7QFL�CD10F.6 r.Lo'iF„ Iw5LILt PEP nah 1.Acl;!a�_e .FIR:3ply — -- (7 V".LL rCV C L '.T rl!SU 4"0'E_L nl"AI - �Rrrf EI -. - _. �.. ,.. -:,: ,. ,� � `TL-: r1FTAi R I 4-1Nn_'Ar.-LIVd -'('-'El E.o.rY N=A- --A :Gb KALI.F.NC1. _0.:E.CJLC4A.L PED };'.iFl lh.AL,ATIF1N!I..Tr.LL F'E:`1A l_-A_".',.E =F L..1_1=1 lD e. ERCT_Al i..t..PYT �T:.IT.,.E r 2�n s..nr'FR � ..f Cl Pxo.,E n1 u u L,p« e[.LE �Le1:..t,l FrMIE. f �.k_� NUMBER:17-3478T1G 'ITL-3 CD;C-C4A\NEL CA�\OFY�ITAII ":7'1f- R'PNITE ''-'K LDJ lTEC it KII'-_LVn FICI R(YC 1-Lih C dl r kl P T<[R U I _0'1',JI A IUN„F., 0 F5C-I FASCIA `1r E;�� M_i A'_ L'ARC 'R.xQ:.rr r ♦'A rL 'l' r) r Y _____ k d.\ Al.I h•L - LR ^F-C P-,2T 'l'pl\M Y. ( I; E .a �r L ED i In_,PEE I Ih'U.'A' U.r -'L..IFI._�TIN,1' E. I". rN .E. N Ckr.L_.REE - WALL SECT`!� -•1_:.: +'EE'`.i.L..'n11rR ?.r'r N.l'�WI[Ek.A'W,ME .LRhAL_ FRIT-1 DOORANOWINp,7ifFRAME5 - -'i G.__ICIECy�I6 L-RC E;Y!!� ______ �.. R 0 .3 I FMTT OAl2VIB TI ----- 4 )A 1 F.�: nIIDaT'xJJ.5Y5YEM _. -- `-^. -------- --- -- l h-RE- hl6 7-.-ALA-17 CtfIYU.DARK ElRQE r P-,"aE3DYE fIN-SURFACt - FRY-2 GLASS WIND�`R};FRAME I'r i'r 6J�Lti ALr'1t. Ek4:;KC. r I1 ILAE, dlr e,g T,E Y � 5 Al-K1nE ,2 f I i,I r1J I_� G15-I L. ALL 1,1 - C ER rC IrI L-1 r 9 r ^u MPA r�t C \ IIS rH 11 RI its w u INC 1_�, "RJlr>�Ar1E ,� P n„�lu,� c c L�I.1wI'�.n o a'' [,e�N II �,'.K t ru:l -- a as E nWLL ,,::,TEe suss s1cR o G15-7 Cl 4I Nli'P_'I 1;•.�T C E F LS 5 ! Ll-.-1 ALL( I IrK C.1N1 F t`.E L� "i'_ I C I.I'.F I E.FS:_ rIAS' 4 H R�7RAl - ll RIL-1 RISER:.E1c 11..!,EL !A"IL'CI.tRL'.E ;`:OJT I'4..EL!Q-JF.L E'Al1iL'_.Y "`,': 'tl0.l -., v r .. _ V .. �t .' -N,II.a�. ��F] C:, {�[ _ .cL 0.NC-` _f-j- - n_ J_tet ,:LLPL=.Yr;IA., :!'-A IL R,w \;REF.I,_";_f*-:LACK 5TAND CFF ALII'.cl.. Imo. RHIP- :..fi+�51 E 6:,1R6 ROOF TOP Ep11P1EHi SLllE41MG. C. � — 2105. i,Ir` I' A PA LG:f_ LL'E2IXSE u 744131rr -f "=SC r ahl l a OF L 1FI-T 'IE YEN R:, iC RET-i PA 7 :_,ui F - p u: b STCt ST....:.C: '`,I�! _.t..cERP C,f'_la FFI4=f1r�L1[�r.� L.'NIi:L n.7 _.- ASF_` =EF' JIUr„LUkLu',.._�II_M1i 15 :,r'LI. �-TATO RCP A-2.9f — — A:r. ... P "'I':F,reNU I.FrR S lT Wi rlCi'L 1 I I',-'I' , P: RIG. GRdlh Cbl'IhCPGT TC C 154.s yIC h IG- i 1.e.LL TRM4 56FIT "I, 1 .7G.L `.tD� dx�.tr 1, ',L FEF r t ILK='t 1 Ill' II.'! -.. =.-F C 1 -1 !'i - - �r -- -OVER IXISTlNG T+- Eh�L ,R 1-mLA TRM-4 ri`_L.?J 'i.l,:; lR:'1 �'L .,1 �7.L R' 77+Z=rr _. r-i n,i PL4 0.N A ILREk 1c.IFI.ATI,i.4 ---- - ___ ®GD If."1'L ;k l r ' I,zE7 fEpLF. I�'�.tfliKERf lNT4YW W4 r, TIIEiE(ULTRYKIY.N J YRFPRRc�8Y rE�OR M77'1: _.: ..--. - - f�64�1 VE9�ILNER 106' ! b Q I l4 15 6 Iq t7 1t li€R-Tt iI�J 7 fFfTl I 1 jl II ' i I - I - I -:I - - — - a LL I 4WIC3 41W I r. RES A U..—A�N-r � r , mz typ IT - I }I -— _.— _---- - �_ _ _ �- .. O IA-1.4 6 l�J-' m ART SQNASRF:63.X418.65'I(O ng35'12)t 430A.5 -2,1"Aft r 51=IOB,g4 KA ALLID&V 56N SIZE=17_'8 4rL(10I All. • ■ • 10 25 50UTHMfE5T ELEVATION � ,�``,Rs`, SCALE�31ffi°=1'-G' io �ACIHG MICHAEL'S 4 TRADER JOE`, 0.75 r REST U'S- t5.T�2' d �YP CS �1 5TZ-7lh B - Q7 l l > - �W I c, -Fj -1F12M.-D "M--D LFIILM TUSTIN L, 3125 N. AN1?RITA STREET Ij F 525 L05 ANGELES,CA 90065 I� I'. - 5,5508352535W,15356� " jl I ebenebeassoclates.cam ROCK 4 SREWS,LLC. I A _ 521 12th STREET SUITE [126 —T�— J MANHATTAN MACH,GA 1021 MACH,- II I ~.Fii I 310.5A4a.7(3Q0 II Y PROJECT: ADDITION AND REMODEL I, --- ' g ' ? ' , • TO EXI5TINS BUILDING : r — I 1222 IRVINE BLVD. ed .P1tC ,;� -- TI-151i IN, Ch 97780 4L5. t`n 01 P 6 , 161.5 2� U GL- - c "1 y.: _ - --, `J - F 1i6 :-N,-,' 2'M69 f0.fl r 51=37!.10 sgfi. -� ■ _MRK ._____6E5LRIPT!CN �_FF1r F f:g,s le 6 0 10 25 SATE _.51•SLL a°'+ ..1,t2i.10 xil1. MIA _.______ wwfi sA�.I,_a�LEVATION --- -------------------- ---- NORTCALEHRTFfE,457 E � --®------awz7�la_ - FACING IRVINE BLVD. ELEVATIONS gIN15HE5 KEYED NOTES LODE z MATERIAL �a,�u�=ACTIA2EI2 K _T�__ j K-wARK5?cCvIVE\T1 1, , )IE,r;�' l 1.c UPIO 1...L , ncE,ulIn.--P...=_EPWATE PEIZM17 to DUI)M rvaNrr - h_cn C-'s HEATER* BUILI-JING ELEVATIONS LIFK 71 O 1P'6RF E B Fri Ri_L- .�C ccf YL'- A. r 'ITL AL RC9F "'ti E 7!:TAI GALVAWLEG',CCLO§r ;II-. ,: fn5TAFL PrR nANN A.:b".iR ,. IFILtI ICCY1g _--- _31 N�_L 1'11,: 1171, c ER LCTRICAL 7, �.-U .571.1 Y,�5F'WGIIIN DARK Fli STORE FRD;T FRAME _ I IN IS M ,L 1" ..._.. _.. Y E ^•,� '�, ^.I I f"II �.... -1.,i: • -. •,_.r-.r c_ -J1DI A GKL„I.. .I;I',L'I S �,,1 R-LUrRm Sa1PPER NLx'[.l ER V...iG_L�--: I"..hL':f_3!RFR 1I!2Y5TCI LJ.I t ',RX.F. aFL AT VE[FENG T_ =d LI STSTEi'1 -�:..' _v -L O,1.,n_.AT.P; 161,.LL Fr Y-J. .,R_F Et.'I"Ai1LN5 L. r ,.L IL�BE--.I, 3 J... .. ____ _. _____ _. ... 'o iw-R L A F'G..A1 EL N Xl l-,I EVATEN J m FIPI JZT .:-T.. G .,:GI'-.-GR:CART.U,)tCE -Y DETAIL :.1 [':_;n RP"-C POR ..__. - r.- ,.;' •�r 1.E. --- R(Pei L A '1IL 1 C F E' 'd 4 LRA CR 2 AWVE FIN 5NRFA E -„ x _. ,._ IIT__�EF r1N a.1_.OK[F -I 171::!,5 EI rWl, .?E J L R!Pi r,hAL 'C--f 'C k,.,.--,r'.:rJS �- EF EFPF:,Ihi__ ':nI:N kLL CCLfA2 DE v, - -'' c RnMEs .r•,_ I_t:.:F, r=.t I.:, -------- 9 .- Alf Oa:7:11 I.. -' `S I r I I I F�•ff 1 2'.1 d.1.'1.'I,- asL. .FIT LA:X L ,. E T,„E 6 J,",Hf a'., -- -- - L _ , A-111 r,lr M P HI �o✓'S s�Y , � � .PE 4lM 7 477 eb N V.&._'E K »1. a .I.117 RT in7 : G- .T F.', l AIRF P1,9F.':Z= U IIII_rl:'''F !-=RAYS -Rti 21:.1 W 7 Lf l r r Rnx GR-n ZE ..N ,s•l nn' 9"TWEEF 1' ND 5 u5 --X:511! IF 5...B RIM1... ..k cQ raQrcn,wrl�v¢A7c nix ,r O ,'-11u` F c-- n .a I,r.cERL^,r=_1.,r e a.A,: 'u! us_;R Fc wA ,a w �aEET NI10ER I rPF - PNT-I Fa.� ROS .:m n--;, r- r._ '.111, .:nd": r=EE r N.I TUBER P '�l'_ _ �DWARL �C[-F 1'.:'C 1.F. ;7Aoc ROOF TiF E!A'IIPIiENi SCREENMG. �Q STC-I------------ `Ti ".�r.I,I=I: LAF 51'1Et7 I.�::,:-:, 1.J ,•' 1.,..F_ '-t1:rr,M1�.;AL;11RER F, -I..AI,-•JS. .. IIr n - roP7..RII ','7„RF f''. X�.'C''. ,,I R. 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APR r cA Q O Q O ® � Q ta'��1- - 15RESTAURANT TUSTIN i i 4 I I I Ili l a L05 AN E1 TA STREET 5,A 11O 5 323550&335 F 323550.8336 1 -- F ebe�ebeasso i tes Gom ----- --- 'OWNER: 4`' - ----- --------- ---- ---__ - ---, ----- a _ ROCK d BREWS,LLC. - - - - _ 321 12th STREET SUITE 112 I o MANHATTAN 5EAGH,CA 90266 y� 0 310.54 18M Leo - o„_, PROJECT: - L 7 ADDITfON AND REMODEL ceNrr TO EXISTING BUILDING s ” ., — 1712 IRVINE BLVD. - 7115TIN,CA 92780 ■ ` 10 25 MARK DATE DE5GRIPTIGN C 05JPI/Y8 90 WAST ELEVATION - ® °G�°�IB 5CALE_3lV4-0' 8 A___-__G�J2Ir1a---_ FACING;PARKING LOT!RE5,AREA ELEVATIONS�INI5HE5 � —� _ KEYEp N0T°•5 — — — - -' - - -.sT ICff c� ,_L l4 ACE.Uw,f ['!RRTI'ET':rr a 0111LIYIJIG rtaMFfD LINEAR c:aE Ham.-E1!5 6UILDfN6 ELEVATIONS _ L(70E k MATCit1A1 j MANU'AGNRcR 1 - .�L.. :rc�T'L° 1 '�EN4h'2KS I LCNFTNTS 1 E 11 T�IAh s r ac FEK N =M /1, L CK_+...N SCF�_G B Fk(R �7 FGGf YC'u!�'TFD FAN ". i. ..-- e, _'.5I`':' �d.LL D P II IT fIYTJe L"ER CLEC FI __ r1TL-1 nrAl P-'a E t Gn'_v ! :�::.. _ 'INSTAL PER MANLFf.CTL'Kc _ 1 ':.0 ��G©RA 1�L �� .. — - --.E. .-t '< :: y-^, ;:' .! -- w r -:. - r.'I';.,-, I.,AR!.E'.(Pli,,1.1.`„1 SFLI',.R T.,LL RE L r�C.,;U�'ER �Z.,I FI-F Tn WF,-'.k I� 1..::I'_1:-Hll, .:.TAF[.-R:kJTE P27� I LI'.E�:'.17-3�I8TZG G F 11 `1TL-. f1-AL IILL �•CL t:,; ,Y-L: E_G _ f ,. _. '..1 _.151AI.1A1'WJ: 1 1,LI.I, 1 =_. _ J �YTL-3 _ (CI7:C L4h6F!__CAtiCP1'DCLIIL -C,_ , I .rF'A A L..ICEb OF A ;. G'V` LC '. I`ICICdi L N LLL:EfN:,.lr,. a..EEC '1., _3t-, �R Lc., �_-61.5URFALE r:AWN E LI1L,-G.VERA X 4 'C:RC BR\E ALI NL"ti1 -'lC? TYLIyL - �Lxl F5C-I FASCIA '1-t '!:k K -" 'I,T,1,1 PEF rI.,N r 5 E 6' -2 A ll t{N I'�T1GN5____._- ___ 1IIIPP[H 5'T INPVC k4 RIEER Lau t'..1^'e .( I 4' L4CE IT A ABWE FIN SURFACE dJ 71 _. _- „, ., L ' BAT OC r,'. ___.__.. 1E F.:�F 1114 c-AFpni;.N I.A, .�.RI'1WErI E'P1 D.,: I,:-.1_K. FRrI-I IXXR AND WINDaIN FRAMES TKI,.,IU'r".LJ✓::. .E a _ FRIT-7 GLASS NINP"x R EN FRAME �'_.', %,-1 i'-:Y" 1•1`:Fil.:. I -�A.C L L B-L1 Lr J C'h TLA 1--.K RAE Yr R fF I F E PL-':NIS lIp' 6.5-.. u. .... PA ?:.. IN 1 sl L '.':--PAr1E FI R'...: LL FLW r _!d6' P fTl' '.d X wT, — V -_1 h F`N ,:I.LL r✓li C u:F PE,.V - 1 �::t T-L,�IlS..�ifiA' z;gra -N N-;rrzn �I _L�L GL5-7 ,I ASS. I1PT?I I.A.A. CL-55 PLY__. 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V4 JH rASXET (TWO STANDARD) MIEN SUBJECT AS fifIVIfT -ION �7-r i TO IRAFFIC r.4 T E-417P -�-S SPECIFIGAI z I VEW I PON. GALLON i1N1.J:-]2000 LAS. 1114SEN SAMPLE 101 W1 24" (C97AWI CAST JR,FRAME&COVER. 3 WEIGI LOS. ft TANK DESIGNED FOR H-20 TRAFFIC WHEEL LOAD WITH DRY SOIL CONDITIONS (WATER TABLE BELOW TANK), �'-4'PVC INLET IU17ABLE NATIVE DR SUE-BASE SHALL BE PREPARED TO HANDLE ANTICIPATED LOADS, &Q IILE, B THE EXCAVATION SHALL RE BILDOED WITH SUITABLE GRANULAR MATERIAL AND SHALL PILL AI,D COMPACTED TO 90%MAI FITTINGS, E MAXIMUM DRY DENSITY, DR TO REQUIREMENTS OF THE PROJECT STANDARD Yl GEOTECHNICAL ENGINEER. 11 I III GLIMPILVE DESIGN AND PRODUCT INFORMATION CONTACT JENSEN PRECAST, TOP VIEW -------- (COVERS REI I II L---- ----IL---I 750 GALLON GREASEINTERCEPTOR 65 G LOW PRE S JET N,1S 200`1 EARTH QuAVYA 4GAS BELO��RADE CURB CA'-'\TYPICAL I II ---—------ ------------------------- 07 m7l 1,-T IS': 1ALVF so 1114=-G ON I CLS--1,11 ST1;LES--,,IEL�AV IDRI WALL Te RFLCW_ EI L LI ADI�.S T31 TS SEE TRAP SEAL 1 2:H -.ITl __42 IIEIL E'A-CS�01 S Ecs. -------- ---- --- 7- -Z:7 FD,3 El, _AVITDI ma oc INC 77' RE PIPE A�I-R 0 LAYS TO IJLµ 1_11 F . TULET. 1--1 7 _�_71 Tw� -------- ---------------- D ---—--- IFF V�l INFRARED HERS. SX( ON/OFF INFRA REDT. `U_DMt"C�I� &AT11 4 P,O c TCH I NEW I EACH VA:�, / RETURN HEATER SWI ES. 3/4- F p C 711-,,, 1 1 SEE DRAWING P,30 FOR LARGED HH i--------- EN AREA. M 322 I % (E)c V t 2' SNU7 3/4-CD UP TRHRL ROOF (Typ) _� TO AC 3. ----------------------- • L1 [A I INSTALL 2'RED.PRESSURE BACK FLOW PIFILVENTER. 1 112 1 ED, IL cv, EXISTING SHUT OFF I ITS -D _j EXISTING HOSE BE. 5125 N. ANMITA 57�EET L05 AN&ELES,CA C110065 li Zf �14-GAS QUICK DISCOW -T 5213 w IF b33b 1177110 AL SHUT OFF IN LGCKARLE A'vT ECK 418 MCI Z SIX STING..I IIETER :0 'T OWNER, L-Li L 9H �j EVAPORATIVE UNIT.(REF). _Z / /J[ .1 - .I" ;�_ - ----- --------- -------- ------ - ........ J Rq -4- 3/4�-CD IT! D 1: 5-1 H -------- I-G ON 11,WA /47 G ON VAN-AA� 5!At�- C-A 00 &6 ILL 5 TO BELOW'LRT rTv T f THRU :UI 1 1/2.Vm �2_Is 41 SIH(5)TANXLESS WATER PROJECT: I BELOW_LF. G BELOW FUR IN HEATERS ON ROOF.-SEX PLnG I PLAN I P30 1�51(Typ.) 4' &CETAILS ON P.IO�JELOW FLUOR 3/4'CO 3/4-CD M IN WALL III _I , w IRVINE Mvil. CONN.TO LAY.TAIL FIECE WIN,CA WW T ------ 7777`7 A Lk -------- 1, 4 I Be 1!- 9 ON. LFALI DATE D50FTKIN LAL� A r & JUNE 28.201A SEIL mrAsr wl I AP A LL, (i�F2'W.1 1/2'Va� 3 CW — --L -------- 7— iL - - MARK PLAN C 72 - I �T MAY S. .7 k) -9 MOH 49 Aa� U 172 1/2'GAS UP TO RECESSED 4. 2 1 1 V� NALL. BOX WITH com 1/2'H -CWC-7 4' COTG NN. TO WAREWASK ow! CONN,,],EN WAST F TO 1"CONN117 NEW I VENT PROJECTNIMER:11-30TZG EL TO EXISTING. IIFr— INTERCEPTOR CALCULATION DR"BY, E3 NEW COTC COTO FIXTURE uuANiTY FU UUAwTy DATE:I LL PEMOVE ExTIHG GREASE INTErE-TSR 2 COME.SINK I M 2 j ALL UM Wq FW� SEE al * 0 NOTE S_�l -I-L RFpI,CF WITH 1I Mop SINK HAT RE WRII 110110,N 111LIm,IM ART";Z' sp Time INTERCEPTOR&SAMPLING PTL :5 TIE FIRM MEM ALMORnl"I EDE AM.W ALL WASTE UNE SHALL RE INSTALUED SEOET1ILS&SPECIFICATIONS ON THIS FLOOR SINK 1 2 2 Al'2X SLOPE, PRE RINSE SINK 1 2 2 FLOOR DRAIN 2 2 4 jleA PLUMBING PLAN WASTE, VENT, WATER AND GAS PIPING �::2 TOTAL GREASE WASTE 14 wu iIXNRE UNITS Gentenn's L,)' ��� Landscaping Inc � V , a310.76a.406' ��r � ---- - -- SIGH � q, qq i : l 7 � �+ �j"fir' 7 �y 7 i 7 / 7 \ y 7: I I _ f X� AM �r M N.IRVINE b(DULEV4R- _ - T IN.04.92780 O O O O C O C d O O O O O SWAN ROPEA HILL RHAPHIOUPIS PLANT LEGEND M,MLL' FRUTRESS CLIVE LOW 35' 15' STANDARD FORM .. 'UMBELL.ATA' UAW YEDDO LOW 5 GAL 42' STANOARQ FORM REGIONAL P0.UNU5 CAROLINA CAROLDAA.CHERRY QIETES 10.10QE5 VARIEGATED SYMBOL aD7ADIiCAL NAME COMMON NAME EVALUATIONS WATER SIZE MAX HEIGHT NOTES • RUNUi N TGNY 'ARIGHT N HOMY MODERATE 15 CIL 6' COLUMNAR FORM �- ETO IGATA' F vARiENT IDLY LOW 5 GAS, 36' NEEDS EATSffN6 PAL11 _ _. _ TO BE PROTECTEDPHORMRIM TOw OWAw VARIEGATEp - Nk3SELU Una LO fEATMER TREES IN PLACE - TOUR'TIGER' NEN ZEALAND FLAX Low 5 24' TENULSSIVA GRASS RI 1 GAL 13' Cg'i.._ o ti [L G � TO BE PROTECTED SALY LEUCANTHA SANTA BAR&AALOW 5 GAL 2i BLUE CHAIJf 5TICN5 FLAT(4'J PLANT B'smci) DC h _L.N 7 F "�..I•, IN PLACE 'SANTA EIAR5WA' MEXrZAN SALE MANDRNJSGAE LOW ®' - LANDSCAPE PLANTING PLAN L_ ' Centeno'5 Land5capmg CO. Inc. pi ar, t3I07697047 tl ' R r e a A OLIVE 5WAN HILL PRUNU5 CAROLINA BRIGHT AND TIGHT Ph1QRN11UM TONY TIGEP, 5ALVIA LEAUCANTHA W VIIIIIII t 10 . A .. rPY 1 10 1 RYAPHIOLEP515 UMBELLATA DIUE5 VARIGATA NA5ELLA TENU1551MA 5ENEC10 5I-f A51,F:-5'5: 1222 r,.KV NE 50JrdA:] TU5TIN,CA 92780 P 11501 DAF By swAAI HYLL PLANT LEGEND O'SYfAN HILL FRUITLESS OLIVE LOW 38' 15' STANDARD FORM .. 'U SMATAA DWARF YEDDO LAN! 5 CAC A2" STANDARD FORM REIYCINAL PRUNUS CAROLINI CAROLINA CHERRY - - OIElES IRIQQ6 YARIEGAT€O SYMBOL BOTArNML NAVE cOMMON NAME LYA ATONS WATER 512E ALAR HVGHT NOTES -~ 'BRIGHT N ROUNTIGIV 'BRIGHT N TIGHT' MODERATE 15 GAL B' COLUMNAR FORM VARIEGATA' F VARIZFiT LILY LOW 5 CAL m, NEEDS �M~ DCSFPMO PALM _ TO BE PROTECTED r PHORMIUM TENAX DWARF vARNXA'" L� 5 D,My 2�. - FNSSEL.A MEXICAN FEATHER TREES - - - IN PLACE TONY nGFR' NEW ZEALAND F1111i TE71UIS&MA GRASS l 1 TALL 12` Date: 04-08-18 - Scale: A.5 NOTEC prawn by: JC M W BE PROTECTED SALVA LEUCANTHA SANTA DARBARA SENEGA] Sheet:LANDSCAPE PLAN ExLSTiNG TREE _ _ _ _ - ARA' T70C,AN s+Gr M LOW 5 GAL 2A' ANDRALISQU BLVE CHLLK SNG'6 LOW MT Lf9 8" PLANT 8"OD IN PLACE SANTA BARH LANDSCAPE PLAN'S L_ , -Vc j----V- I-JI11D ALI. 'AVINC' iq%'(, `11-- �,4- n' --� Tl�,` Tlj,',;' Laro5cjvir-L,� Co Inc PVC SLEEVE UNDER ALL PAVING THEFiPi,)G -2 111 -V,'() ��F 7L A I�j THE L--VE. E0%F U,I 7',' RML BLVD. Fil - A�, - I 'I " HF LLLv, T[RAL'LINE SOLVENT WELD B SAIM: 1 11 II.AIKIL J[ 1�7, LI-,E Sol vEi.- 1,1,7_[j e" �Rf B�O 719.7 147 Hz I HZ 2 4=41 rT !iz 2\ 5EWATI:�2E.VlCr"A'JD NI TE 5 F,,[QJ1R[D FC�, bAGKFLO%V TO RKIGATION.LOCATION TO VERIFIED IN FItL-1) X FINAL LOW-110N OF OF VtRTfD IN NI O FINAL LOCATON ?f IRFKATICH CONTROLLER TO DE CONFIRMED BY CONTRACTOR Hz -j— H, 1 77. "TLff T-1 F 51TE ADDRE55: 1222 N.IRVINE BOULEVARD -:4 TJ5TIN.CA 92750 0 0 0 0 0 0 0 0 0 0 0 0 0 IRRIGATION LEGEND 314"SCHIEDULE 40 LATERAL LINE SIDLVEWWELD 5EE5HE L-i.1 FOR WULCO5 CALCULALTION5. KBv-51I Date 5Y PVC SLEEVE UNDER ALL IRRIGATION N=5 AND DI'TAIL5 SYMBOL MANUFACTURER MODEL GPM PSI PRECIP.RATE COMMENTS PAVING TWO PIPE SIZES 18 DESCRIPTION GREATER THAN THE PIPING 11HEDULE40 PI1EA 1.11E YMICH IS TO RUN IN THE NETARM TEcHUI .60 GPH 30 PSI MA SEE DETAILS FOR INSTALLATION SLEEVING SLEEVE COVER DEPTH SHALL 9E THE SAME AS THE MI OR LATERAL LINE SOLVENT NISCO BALL VALVE:T-FMDUA INSTALLWITH CARSON 10"ROUND WELD I-..11,13.1E49 1RRt.0N WALLIS#9E19 I'HACKFLOW INSTALL PER MANUFACTURERS MAINLINE I PREVENTION DEVICE SPEcIFIarloiw INSTALLWITH CARSON 10'ROUNDADID j-�Vk ME IZE S I • RAINBIRD 3-RC COUPLER STATION ND.(f --E(USE WITH 33-DK) �,�STATION GPM DAe 04-08-18 RAINSIRD REMOTE CONTROL ZONE 5"1-:A5 140TED KIT W/PR FILTER: X Total Landscape Area= 2,189 sq. ft Drawl Y:Jc HUNTER 6 STATION PRO—C— QUTDOI IRRIGATION MAWA=Maximum Applied Water Allowance(gallons per year) 5 1,:IRRIGAlDN PL4N CONTROLLER WITH WIRELESS SINSTALLP R MANUFACTURER LANDSCAPE IRRIGATION PLAN _=R SYNC PECIFICATIONSTOBEMOUNTEV PC _S C_ MAWA=(48.20 inches)(0,62) [(0.45 x 2,189 sq ft)+(0.3 x 0)=29,453 gallons per year L-2 ETWU=(48.20)(0.62)[(65710.81)+0)]=24,252 gallons per year Cc r.t--n ds Lgrid5caping Co. Inc. ESTIMATED TOTAL WATER II-ISE rALrR1"kTIIIONS (BASED ON Eto=48.2) /ID/11 51.LJ L IL I I N 12 1 T 111 V IJ L NI SD"OF Coll (PF) PLANT :DK[frl�NLI�01. 10:4CAU FACTOR VALVE HYDROZONE HA AREA PF X HA 1E ETWU GAL/YR at a AND UL i D 0 --<) :D A'.ELES 51';x;*ECENV UOUNIED 04 SECTI TEI oLl-N7X7 TC THE 0111,01-Lif? 1 1 .3 529 159 .131 5869 ED" 6 ,L HI 0,",CYC,:WALLE LIS, ppi.-. ewg FROM CONTROUER c 1.3 10.7 1�3.7 147 1-11L T�ql�l i'U'� :2' fipo:hl;7 CrNDL1! r 2 2 .3 371 ill .81 4097 BALL VALVE DETAIL PRO—c coNTROLUER W1 VAI SOLAR SYNC SYS]jM 3 3 3 573 172 .81 6349 FINISH GRADE z STANDARD VALVE BOX WITH COVER: RAIN BIRD VB 1 1 72 4 446 134 .81 4946 WATERPROOF CONNECTION: 4 1 -STD fr. RAIN BIRD DS SERIES 2 3 4 5 6 VALVE ID TAG Q\ 5 5 270 81 .81 2990 30-INCH LINEAR LENGTH OF WIRE, - COILED PRESSURE REGULATING FILTER; RAIN BIRD PRF-075-REYY (INCLUDED 24251 IN XCZ-075-PRF Krr) PVC SCH 40 FEMALE ADAPTOR ,71 10 1 LATERAL PIPE Total Landscape Area 2,189 sq. ft 11 REMOTE CONTROL VALVE(INCLUDED IN RAIN BIRD LVF-075 MAWA=Maximum Applied Water Allowance(gallons per year) XCZ-075-PRF KIT) PVC SCH 40 TEE OR ELL TO MANIFOLD MAWA—(48.20 inches)(0.62)[(0.45 x 2,189 sq ft)+(0.3 x 0)=29,453 gallons per year 11 3-INCH MINIMUM DEPTH OF 3/4-4NCH WASHED GRAVEL ETWU=(49.20)(0.62)[(657/0-8 1)+O)j=24,252 gaHous per year MANIFOLD PIPE AND FITTINGS SIDE VIEW TOP VIE MC2-075 PRF IRRIGATION NOTES 1.THIS IRRIGATION DESIGN IS DIAGRAMMATIC.ALL PIPING,VALVES,ETC.SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY.INSTALL ALL COMPONENTS IN PLANTING AREAS WHEREVER POSSIBLE. DUE To THE SCALE OF THE DRAWINGS IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS,FITTINGS,SLEEVES,ETC..WHICH MAY BE REQUIRED.THE CONTRACTOR SHALL CAREFULLY INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL OF HIS WORKAND PLAN HIS WORK ACCORDINGLY FURNISHING SUCH FITTINGS, ETCH AS MAY BE REQUIRED To MEET SUCH CONDITIONS. REUOT� CONTROL VALVE 2.THE CONTRACTOR SHALL NOT WILLFULLY INSTALLTHE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS WHEN ITIS "IT-1 LI°C FILIeR A^'-hV OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS GRADE DIFFERENCES I( OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN ADDRESSED IN THE DESIGN OF THE 1,,�- ;;ART CUNNECTON 5FT ADDRESS: IRRIGATION SYSTEM, MALE ADAPTER.AICD TEE 1222 N.IRVINE BOULEVARD TU571N,CA 92780 &SETALL VALVES AND QUICK COUPLERS NEXT To WALKS OR PAVED SURFACES IN LOCATIONS WITH NO ADJACENT PAVING AREA PERIMETER COORDINATE FINAL LOCATION WITH OWNER. Tnn SEE SPECIFICATIONS WIRE CDNNECT1ON5 4.CONTROLLER LOCATION IS DIAGRAMMATIC.OBTAIN FINAL LOCATION APPROVAL FROM THE OWNER PRIOR To INSTALLATION. FOR ROW SPACING 5.PENDING 120VAC ELECTRICAL POWER SOURCEATCONTROLLER LOCATION IS NOTA PART OFTHE IRRIGATION SYSTEM. COORDINATE POWER REQUIREMENTS WITH GENERAL CONTRACTOR AND/OR OWNER. PERIMETER LATERALS 2'TO 4'FROM EDGE 6.IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR To BE FAMILIAR WITH THE EXISTING SITE CONDITIONS. UTILITIES GRADE DIFFERENCES,LOCATION OF WALLS,ETC. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACEALL ITEMS DAMAGED BY HIS WORK. ill TechlineC DRIPLINE D.L- 13Y HE SHALL COORDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES AND LATERALS UNDER ROADWAYS AND PAVING,ETC. 7.ALL SPRINKLER EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS. AUTUMAK FLUSH VALVE U PLUMBED TO 1,-hh— , S.IT IS THE CONTRACTOR'S RESPONSIBILFFY TO ENSURE THAT THE NEW SYSTEM HAS THE CORRECT PSI IN ORDER FOR ALL THE VALVES TO OPERATE AS PER PLAN. er— Tech[ine@ LITE END FEED LAYOUT is umffm- QQ N-T.�-- Oates 0+0b-,8 A5 NOTED Drawn b'y JC 5hdEt IKKIGATION 4p-tl, DIAL,BEFOW"CII In DETAILS IRRIGATION NOTES & DETAILS L-2 . i i ATTACHMENT D 11"x17" ROCK & BREWS SIGN PLANS 1 i i RECEIVED JUL 17 2018 ® rte ' COMMUNITY f]EVELO, MENT BY; 1222 Irvine Ellvd I Tustin, CA 92780 OLwo iw&, JOB 1 801 84 - 05 � S a4 �a4 � � Q _ z 0�•�6�$ o 0 _ D � D D � D D n o� u u u e u o° WEST COAST HQ. 0 2231 S. Dupont Drive Anaheim, CA 92806 ° — - 800-655-9972 e — Page 1 of 7 SITE PLAN SIGNAGE SPECIFICATIONS SECONDARY SIGNAGE PRIMARY SIGNAGE FACE & HALO ILLUMINATED GUITAR LOGO & RESTAURANT: Manufacture and install One (1) Sign. 74.05 SO. FT. PROPOSED FACE & HALO ILLUM LETTERS ON HANGING BACKER: 43 7 Manutacture and install One (1) Sign. 23.01 SQ. FT. PROPOSED FACE ILLUM CHANNEL LETTERS W/PUSH THRU COPY o Ma ufature and Install One (1) Set. A. To B nEr�aEn 24.9 SO. FT. PROPOSED fN)KID`5 L Y AREA 4917 Fi. TOTAL PROPOSED SIGN AREA = 121,96 SQ. FT. F . . . - rL� - - - -- - - - y— o w ' � E-1 7-11. Ca oo kq.Ft. / TO REMAIN u fAClf ' A RE5TAURA EXPAN51ON (E)BACX 4F HOU5E . � •i Rt7GK AND BRZYVS RE5TAURAN'F � D TOTAL MCIT10NED AREA=1,239.04 sq.ft, TYPE YB G4H6TRVCTI4N l '; PALLY 5MNKLERED ..... ..... `1 w2z J '-7 7' --_------ I AERIAL PHOTO D AREA TO BE DEMOM S ., SITE PLAN i Scale: N.TS. SECONDARY SIGNAGE WEST COAST HQ. a Design . nate: Paosion Notes: 2231 S.Dupont Drive Project Name: Rock & Brews TUSTfN Client Approval: , Genes G. 05fd1„a Z z T- 07718 180184-05 Anaheim,CA 92806 a Tins 1 asnule �. a a 800-655-9972 Address: 1222 Irvine Blvd. Landlord Approval 5 T,® 18 G. 07'°618 p W City, State, Zip:Tustin, CA 92780 Designer:Garcia, G. Sales: Chris D. a Page 2 of 7 ,t, I AURANT x r - � TI . . I a1gl6 SOUTHWEST ELEVATION 0 5 10 25 SCALE: 3132" = 1'-0" TOTAL PROPOSED:24.9 sq.it. SECONDARY SIGNAGE 106'-0" EQ� 13`-fi" — ►Irk I ,- I I I ti i 7 F II ' 'g Y I —a— NORTHEAST ELEVATION OM 5 10 25 SCALE: 3132" = 1'-0" TOTAL PROPOSED:74.05 sq.ft. PRIMARY SIGNAGE WEST COAST MQ. a Designer Dale: Rwman Noles r. 2231 S.Dupont Drive Project Name: Rock & Brews TUSTIN Client Approval (� _ Anaheim,CA 92806 3 T-VT OBIf2J16 180184-05 T. 4 T-v 0710316 b ° -n _ _ 800-655-9972 Address: 1222 Irvine Blvd. Landlord Approval: s Darcia,G. 67116116 s- 6 W 7 m City, State, Zip:Tustin, CA 92780 Designer: Garcia, G. Sales: Chris D. 9 Page 3 of 7 10 71'-71/2" .-_---._-.. f V I P ili I I I I j I i Ili ii i I I 1 9 I i � i f E i '1 5 E � ' - ry,Ell - FUR 0 5 10 25 NORTHWEST ELEVATION SCALE: 3/32" = 1'-0" SECONDARY SIGNAGE 711-71/2" TOTAL PROPOSED:23.01 sq.ff. --1-1-FJ M1 H111h I Vifl 11111 Ili ',�i �'I ��j { it '; j �• 1 I I I I 'I 1 . y SOUTHEAST ELEVATION ° 5 25 SCALE: 3/32" = 1'-0" WEST COAST HQ. n Desiain— Date" Revision Noms: IR 2231 S.Dupont Drive Project Name: Rock & Brews TUSTIN Client Approval: y Garcia.G. 9011211: 180184-05 Anaheim,CA 92806 3 rMT. 9sntile °800 655-9972 a Tmnpr. sauane 9 0 Address: 1222 Irvine Blvd. Landlord Approval: 5 6ada.G. a,n611: City, State, Zip:Tustin, CA 92780 Designer: Garcia, G. Sales: Chris D. 9 = Page 4 of 7 vo 13'-6" 13.25"X19.5"=258.375'=144=1.79 SNARE FOOTAGE � I TOTAL PROPOSED:74.05 sq.ft. 78.3"X34"-2,682.2"=144-18.49 135.75"X305'=2,005,37"- 144=13.93 I — — —— — — — — MATERIALS 41� I I I ®)c 8 M1 3116"WHITE POLYCARB.FACE I I ® 040"ALUM COIL RETI]RN M2 PRE-PAINTED BLACK I M3 3/16"CLEAR LEXAN BACKS I I I 'M4 1"BLACK TRIMCAP �w I 16.625"X28"=465.5"-1414=3.23DIGITAL PRINT/VINYLS I _ 15.875"X8.375 =49.20' i4=. - — — �+ _ TI {f DVFULL COLOR DIGITAL PRINT 3M RED ELECTRO CUT#1172 RESTAURANT• • % I LED 6500K WHITE L.E.D. - - - - - - _.. _._ __I _ — — — — — — — —I nightrendering 45.17X24.8?"=1,121.11"-144=7.78 � 45.17"X24.a2"=1,121.11"-144=7.78 Approx, A load (amps) - - 1 120V 20A circuit req'd f: I Mi M2 M3 M4 DU LEQ ] UL labels required away 1'12 s" from public view. ALL SIGNS U.L. LISTED �#8X'A"SHEET METAL SCREWS IMPORTANT NOTE 9 1, 36.35"X52.5'=1,908.37 5'=144=13.25 EXISTING ��1"BLACK TRIMCAP UL COMPLIANT NEC STUCCO FASCIA AND MANUFACTURING RETURNS ALU RECOMMENDATIONS,ALL M.CHANNEL LETTER I 11T'FLEX CONDUF URNS PAINTED BLACK ELECTRICAL PRIMARY CIRCUITS L.E.D.POWER SUPPLY, MUST BE DEDICATED ISOLATED HORSED IN3f 6 1 CLEAR LEXAN BACKS CIRCUITS PROVIDED BY 9"X119.5"=1,075.5'—144=7.46 WEATHER PROOF POP RIVETED TO RETURN FLANGE CLIENT/OWNER. ELECTRICAL BOX M RED ELECTRO-CUT VINYL#1172 GC TO PROVIDE ACCESSIBILITY --- - -- ELECTRICAL TO REMOTE TRANSFORMERS M1 M2�_M3 M4 LED CONNECTION 4M 'h"RIGID COUPLER AND OR BALLASTS FOR INSTALL TO PRIMARYv GROUND SCREW AND SERVICE. TOGGLE SWITCH____-', 316"WHITE ACRYLIC FACE(W11ST FINAL ELECTRICAL HOOK UP SURF.DIGITAL PRINT) BY OTHERS. FACE & HALO ILLUMINATED GUITAR LOGO (910 X min.4 LONG CREWS {min.4perletler] WHITE LE.D.`S THIS SIGN IS INTENDED TO BE 1Y"SPACERS PAINTED TO MATCH INSTALLED IN ACCORDANCE Qty. 1 SCaIE. 1/2" = V-1)" EXISTING EXISTING WALL COLOR VERIFY WITH THE REQUIREMENTS AS %"PLYWOOD PER NEC 2008 ART:600.6 FEC PRIMARY SIGNAGE SECTION DETAIL FACE&HALO LIT CHANNEL LETTERSLOGO PIN-WALL MOUNTED ELECTRIC CODEANDIOR OTHER SCALE:1"-1'-6" APPLICABLE LOCAL CODES. THIS NCLUDES PROPER GROUNDING AND BONDING OF SIGN, U� ALLSIGNS U.L.LISTED WEST COAST HQ, p Designer. Date: Revsion Notes, 2231 S.Dupont Drive Project Name: Rock & Brews TUSTIN Client Approval: Gam.0. Anaheim,CA 92806 z Ga TG 0. G50611,/1 ° 180184-05 3 mrg T. 061121166 �� 4 Trm,gT. 07103"6 800-655-9972 ° ' v Address: 1222 Irvine Blvd. Landlord Approval: s c—cia.G 071,61,6 7 - City, State, Zip:Tustin, CA 92780 Designer: Garcia, G. Sales: Chris D. 9 Page 5 of 7 ,o 13'-51/4" SQUARE 3.11 TOTAL PROPOSED:23.01 sq.{1. 2.53 11.61 1.65 1.89 I--- 2`40 1.62 1.64 2.36 1.09 MATERIALS M1 3"CHEEP AWM.CHNL LTR COIL ` M2 3/16"CLEAR LEXAN BACKS M3 13/16"WHITE ACRYLIC FACES - 10 MP M4�1"BLACK TRIMCAP ' M5 '['DEEP ALUM BACKER r M6 2"ALUM SO.TUBES I M7 .250 ALUM MOUNTING PLATES U. PAINT co SECONDARY SIGNAGE ' • -� BLACK VINYL 1 3.11 3M RED ELECTRO CUT#1172 ►- 6'-4.71" -� V2 I WHITE A � FACE & HALO ILLUMINATED CHANNEL LETTERS MOUNTED ON ALUMINUM BACKER ;LEO I WHITE L.E.D. Qty. 1 Scale:314 = 1'-0" 20.07"X 18.22" = 365.67 =144 = 2.53 SQ . FT. (R) '%ECTRICAL REQUIREMENTS 16.5"X 14.11" = 232.81 =144 = 1.61 SQ . FT. (0} Approx. A load (amps} 16.5"X 14.44" = 235.26 -144 - 1.65 SO . FT (C) 16.5"X 16.5" - 272.25 =144 = 1.89 SQ. FT. (K) (1) 120V 20A circuit req'd 29.87"X 15" =448.05 =144 = 3.11 SO. FT (&) UL labels required away 20"X 17.29" = 345.8 =144 = 2.40 SQ . FT. (B) 16.5"X 1422" - 234.63=144 = 1.62 SQ . FT. (R) from public view. 4 � 16.5 X 14.37°' = 237 10 -144 = 1.64 SQ . FT (E) 16.5"X 20.66" - 340.89 =144= 2.36 50. FT.(W) IMPORTANT TOGGLE SWITCH 16.5"X 9.55° = 157.57 =144 = 1.09 SO. FT. (S) UL COMPLIANT NEC FAB.ALUM.BACKER PANEL 5.85 X 76.71" = 448.75"-144= 3.11 SQ. FT. (RESTAURANT) AND MANUFACTURING PAINTED BLACK RECOMMENDATIONS,ALL .444"CHANNEL LETTER RETURNS TOTAL = 23.01 SO. FT, ELECTRICAL PRIMARY CIRCUITS MUST BE DEDICATED ISOLATED PAINTED BLACK CIRCUITS PROVIDED BY ELECTRICAL 1"BLACK TRIMCAP CONNECTION CLIENT!OWNER. TO PRIMARY GC TO PROVIDE ACCESSIBILITY _ 3116"WHITE ACRYLIC FACE TO REMOTE TRANSFORMERS Rag (1 AND SERVICE STS FOR INSTALL NOTE: �- AND SE BALLATTACHMENT TO EAVE F.B.D. FINAL ELECTRICAL HOOK UP 11A"9Q.TUBE W1 Ya"MOUNTING PLATE iff- A- 1 BY OTHERS. WELDEDTO TUBE@3 LOCATIONS VWHYTE LED'5 THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE%'RIGID COUPLER ( WITH THE REQUI REMENTS AS PER NEC 2006 ART:600.6 FBC 1 GROUND SCREW ELECTRIC CODE AND/OR OTHER ISTAUN8 X 2-V2"MACHINE SCREWS,NUTS, ! ® APPLICABLE LOCAL CODES. LED POWER SUPPLY, - 8 WASHERS(MIN(4)PER LETTER THIS INCLUDES PROPER ' NT HOUSED IN I GROUNDING AND BONDING WEATHER PROOF 3116"CLEAR LEXAN BACKS OF SIGN. ELECTRICAL BOX �;II 1179 X 1.112"LONG SPACERS '' ALL SIGNS PAINTED BLACK VL U.L.LISTED SECTION DETAIL-FACE&HALO LIT CHANNEL LETTERS on BACKER: NIGHT RENDERING SCALE:1"z1'-0" IKEM WEST COAST HQ. x oesdynn. Date: Rev slon Motes z = = 2231 S.DuPont Drive Project Name: Rock& Brews TUSTIN Client Approval: 1 Gemaa.G. 0513118 2 Gaca.G 06,°1,,8 180184-05 Anaheim,CA 92806 � 3 r�aner. 06,1z,18 o o 4 T-g T. 071031,8 0 0 m _ _ 800-655-9972 Address: 1222 Irvine Blvd. Landlord Approval 5 Garda.0. 07116118 } fi ° - Page 6 of 7 City, State, Zip:Tustin, CA 92780 Designer: Garcia, G. Sales: Chris D. 9 tti I 15'-10't M1 M2 M3 M4 LEDa M6 LED 12'-6" SQUAREIf s m, TOTAL PROPOSED:24.9 sq.ft. MATERIALS -- I M1 3116"RED ACRYLIC FACES F- --- I - 040"ALUM COIL RETURN 1 ! M2 PRE-PAINTED BLACK M3 .040"ALUM LETTER BACK f - -"-` - - _' � M4 1"BLACK TRIMCAP CID - I I IW -- - - i M5 11/2"WHITE ACRYLIC PUSH THRU c�I n, I II_ __ ------ 1 l 2.16 ---T 1.41 1 t 2.43 1.41 - - - I M6 ALUM BACKER PANEL 1.65 I I 1,18 L f I 1 7 I BLACK RETURNS 2.75 P2 MATTHEWS BRUSHED ALUM 8 -STAUR- - - - 1.87 ' .7�J11 I 3M BLACK OPAQUE VINYL I i 1 I LED 6500K WHITE L.E.D. 6.94 �...._ _ Approx. A load (amps) (1) 120V 20A circuit req'd SCALE: 3/4" = 1'- 0" 91-6'/411 Ms LIL labels required away SECONDARY SIGNAGE from public view. 19.55"X20.32"=397.25"-144=2.75 (R) 3" 5„ IMPORTANT 11.40"X15.00"=171"-144-1.18(D) L.E.D.POWER SUPPLY, 13.12"115.58"=204.40'=144=1,41 (C) HOUSED IN I I #8 x 14"SHEET METAL SCREWS UL COMPLIANT NEC WEATHERPROOF AND MANUFACTURING 15.84"X15.79'=250.11"=144=1,73 (K) ELECTRICAL BOX A-I"BLACK TRIMCAP RECOMMENDATIONS,ALL ELECTRICAL 048"ALUM.CNANNEL LETTER ELECTRICAL PRIMARY CIRCUITS 14"X25'5'=350"-144=2.43 (&) CONNECTION RETURNS PAINTED BLACK MUST BE DEDICATED ISCLATED I^ CIRCUITS PROVIDED BY TO PRIMARY �+ CLIENT/OWNER. RAVO& 17.69"X17.59'=311.16"-144=2.16(B) TOGGLE SWITCH I. .040 ALUM LETTER BACKS CK .4 12.87°X15.79"=203.21"-144=1.41 (R) WHITEL.E.D.'S GC TO PROVIDE ACCESSIBILITY wo-P15.04"X15.85"=238.38'=144=1.65 (E) TO REMOTE TRANSFORMERS #10 X 1%"LONG TEK SCREWS 3116"REO ACRYLIC FACES AND OR BALLASTS FOR INSTALL 11.79"X16.79°=197,95'-144=1.370) (MIN.4 PER LETTER) AND SERVICE. 15"X18"=270'-144=1.87 (S) GROU14D SCREW ALUM BACKER PANEL PAINTED FINAL ELECTRICAL HOOK UP 8.75"X114.25"=999.68"-144=6.94(RESTAURANT) MATTHEWS BRUSHED ALUM BY OTHERS. WkITE L.E.O:S Ir AA THIS SIGN IS INTENDED TO BE WHITE ACRYLIC PUSH THRU INSTALLED IN ACCORDANCE night •' BLACK OPAQUE VINYL ON FACE WITH THE REQUIREMENTS AS PER NEC 2008 ART:600.6 FBC ELECTRIC CODE AND/OR OTHER APPLICABLE LOCAL CODES. UALL SIGNS SECTION DETAIL FACE LIT CHANNEL LETTERS PUSH THRU SUB COPY THIS INCLUDES PROPER U.L.LISTED SCALE:1"=1'-0" GROUNDING AND BONDING Face Illuminated Channel Letters w/Push Thru Sub Copy ° OF SIGN. P R O J E C T WEST COAST HQ, a Designer. Date: Revision Notes: - a 2231 S.Dupont Drive Project Name: Rock & Brews TUSTIN Client Approval: 1 Garr;�a.G- 08131118 2 G.,-,G. BsM",a 180184-05 o J Anaheim,CA 92806 3 Tr gT 061121,a ` 800-655-9972 G T-9T 07OT1B q 0 a o W _ Address: 1222 Irvine Blvd. Landlord Approval: s Ga¢Ia G mnsnB Page 7 of 7 City, State, Zip:Tustin, CA 92780 Designer: Garcia, G. Sales: Chris D. 9 �: 16 i i I i i ATTACHMENT E i RESOLUTION NO. 4370 a i I i i RESOLUTION NO. 4370 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2018-00007 AND DESIGN REVIEW 2018-00011, A REQUEST TO AUTHORIZE TYPE 47 ON-SITE ALCOHOLIC BEVERAGE SALES, LIVE ENTERTAINMENT AND OUTDOOR SEATING IN CONJUNCTION WITH A REMODEL, EXPANSION AND FACADE UPGRADE TO AN EXISTING RESTAURANT BUILDING LOCATED AT 1222 IRVINE BOULEVARD The Planning Commission does.hereby resolve as follows: i i. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2017-00007 and Design Review (DR) 2018-00011 was filed by Michael Zislis, applicant, a request to serve on-site alcoholic beverages, live entertainment and outdoor seating in conjunction with a remodel, expansion and facade upgrade to an existing restaurant, located at 1222 Irvine Boulevard. B. That the subject property is located within the C1, Retail Commercial zoning district and Community Commercial General Plan land use designation where the proposed uses are authorized by the Tustin City Code. C. That a public hearing was duly called, noticed, and held for said application on August 14, 2018, by the Planning Commission. D. That the establishment, maintenance, and operation of the on-site alcoholic beverage sales with ancillary off-site sales and live entertainment in conjunction with a restaurant will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of E the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin. In determining whether to approve the Design Review for outdoor seating and the exterior facade modifications, the Planning Commission must determine whether it can be found that the location, size, architectural features, and general appearance of the proposed project will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. A decision to approve this request may be supported by the following findings: Resolution No. 4370 Page 2 1. The restaurant establishment use is located within the C1 zoning district, a commercial corridor along Irvine Boulevard, which allows a broad range of commercial uses and development. The characteristics of the business and hours of operation for the proposed restaurant would be compatible with the existing businesses in the vicinity. 2. The proposed sale of beer, wine and distilled spirits for on-site consumption, with ancillary off-site consumption in conjunction with a restaurant establishment, is allowed within the C1 zoning district with the approval of a CUP. 3. Pursuant to TCC Section 9271(dd), restaurants with on-site alcoholic beverage sales are exempt from distance separation requirements to residential uses, sensitive uses, and other alcoholic beverage sales establishments. 4. As conditioned, the proposed on-site consumption of beer, wine and distilled spirits with ancillary off-site consumption is consistent with the Alcoholic Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the City Council on May 21, 2001, and the TCC Section 9271(dd) and Resolution No. 4360 adopted on March 13, 2018 subject to the City Council adoption of Ordinance No.1493. 5. The on-site consumption of alcoholic beverages with ancillary off-site sales would be in conjunction with a restaurant establishment where food will be served at all times when alcoholic beverages are served. 6. The proposed live entertainment will be located within the restaurant building, not open to view from outside the premises and therefore suitable for the proposed use. 7. The live entertainment proposed with three (3) performers three (3) times per week in conjunction with a restaurant use is appropriate. 8. The project includes a remodel and expansion to the existing building footprint, including the addition of two (2) exterior patio areas for outdoor seating. With the added square footage and establishment of outdoor dining, parking for the site has been analyzed and it has been determined that there is adequate parking for the proposed use and other tenants within the Tustin Resolution No. 4370 Page 3 Heights Shopping Center; therefore, no parking impacts are anticipated. 9. The Tustin Police Department has reviewed the application and has no immediate concerns. 10.The design for the outdoor seating area is compatible with the overall design of the building. 11.The exterior modifications to the building facade are consistent with the proposed use and compatible with the existing shopping center. E. This project is Categorically Exempt pursuant to Section 15301 (Class 1) and 15302 (Class 2) of the Califomia Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves Conditional Use Permit 2017-00007 and Design Review 201800011, a request for authorization for on-site alcoholic beverage consumption, live entertainment and outdoor seating in conjunction with remodel, expansion and fagade upgrade to an existing restaurant, located at 1222 Irvine Boulevard. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 14th day of August, 2018. AUSTIN LUMBARD Chairperson . ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4370 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4370 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th of August, 2018. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2018-00007 DESIGN REVIEW 2018-00011 GENERAL (1) 1.1 The proposed project shall substantially conform to the submitted plans for the project date stamped August 14, 2018, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be 1 complied with as specified, subject to review and approval by the Community Development Department. I (1) 1.3 Approval of Conditional Use Permit 2018-00007/Design Review 2018- 00011 shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of CUP 2018-000071DR 2018-00011 is contingent upon the applicant retuming to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Pen-nit Approval and Conditions of Approval" form. The forms shall be established b the Director of Community tY Development, and evidence of recordation shall be provided to the j Community Development Department. ! i Failure to comply with conditions of approval, or if the establishment creates undue burden to City resources, or if the CUP is abandoned for a twelve (12) month period, these circumstances shall be grounds for revocation of the CUP. SOURCE CODES (1)STANDARD CONDITION (5)RESPONSIBLE AGENCY REQUIREMENT (2)CEQA MITIGATION (6)LANDSCAPING GUIDELINES (3) BUILDING CODE (7)PCICC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4370 Page 2 (1) 1.5 Any transfer of ownership of the establishment and/or operator shall require the new owner and/or operator to sign and return an "Agreement to Conditions Imposed" form provided by the Community Development. Failure to do so would be a basis for revocation proceeding. (1) 1.6 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code (TCC) Section 1162(a). (1) 1.7 CUP 2018-40007/DR 2418-00011 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with CUP 2018-00007/DR 2018-00011, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke CUP 2018-00007/DR 2018-00011. (1) 1.8 As a condition of approval of CUP 2018-00007/DR 2018-00011, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third-party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicants of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.8 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City. Council by ordinance. (1) 1.10 All on-site signage, including permanent and temporary signs/banners, shall comply with the Tustin City Sign Code. i 3 i Exhibit A Resolution No. 4370 Page 3 {1} 1.11 All final exterior colors and materials shall be subject to review and approval of, the Community Development Department and final field inspection by the Planning Division. Colors, materials and textures shall be noted on the construction plans. {1} 1.12 Any proposed painted wall signs, including murals graphics to be added to the building shall require a separate approval of a CUP. {1} 1.13 All proposed landscaping and irrigation plans shall comply with the City's Water Efficiency Landscape Ordinance. {1} 1.14 An irrigation plan should be provided which shows the location and control of backflow prevention devices at the meter, pipe size, sprinkler type, spacing, and coverage details for all equipment. Install efficient irrigation systems which minimize runoff and evaporation and maximize the amount 1 of water which will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems are a few methods of increasing irrigation efficiency. {1} 1.15 All plant materials shall be installed in a healthy and vigorous condition, typical to the species, and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of dead or diseased dying plants. Unhealthy or dead trees shall be replaced within seventy-two (72) hours upon notification by the City, 1 USE RESTRICTIONS {1} 2.1 Authorization for on-site sales of alcohol with ancillary off-site sales is contingent upon the primary restaurant use remaining at the subject site. At such time the use is discontinued or no longer the primary use of the site, the use permit shall be deemed null and void. The gross annual sales receipts shall be provided to the Community Development Department upon request. To verify that the gross annual sale of food exceeds the gross annual sales, an audited financial statement shall be provided for review and approval by the Community Development Director upon request. If the audited financial statement demonstrates that the sale of alcohol exceeds the sale of food, the sale of alcoholic beverages shall cease immediately. Exhibit A Resolution No. 4370 Page 4 (1) 2.2 This approval authorizes on-site alcoholic beverage sales with ancillary off-site sales in conjunction with a restaurant. Any changes and/or upgrades to the ABC License shall be reviewed and approved by the Community Development Director. 2.3 All restaurant seating shall be in accordance with the approved plans date stamped August 14, 2018. Modifications to the seating areas may be considered by the Community Development Director if it is determined that no impacts to the surrounding properties will occur. ALCOHOL (1) 3.1 Business hours are limited to the following: Monday—Thursday— 11:00 am — 12:00 midnight Friday— 11:00 am — 1:00 am Saturday, Sunday & Holidays— 7:00 am — 1:00 am Food service shall be available during all hours when alcoholic beverages are served. Outdoor seating areas for the restaurant shall be available for use only during restaurant business hours. (1) 3.2 The applicant shall obtain the appropriate license from the State Department of Alcoholic Beverage Control (ABC) for the type of alcoholic sales authorized for the site. A copy shall be provided to the City prior to operating the alcoholic sales. j (1) 3.3 Approved uses shall comply with all applicable State, County and the TCC. Any violations of the regulations of ABC as they pertain to the subject location, or of the City of Tustin, as they relate to the sale of alcoholic beverages, may result in the revocation of the subject CUP. (1) 3.4 The sale and consumption of alcoholic beverages in the outdoor seating area and sale of sealed growlers/bottles of beer for off-site consumption shall be restricted by and subject to any required ABC or other applicable license or permit governing the business establishment. Any outdoor seating area where alcoholic beverages are sold or consumed shall be enclosed by a physical barrier and shall be supervised at all times by an employee of the restaurant. The sealed growlers/bottles of beer may be sold on the premises to accompany to-go food on-site for off-site consumption in accordance with the approved floor plan. (1) 3.5 All managers and employees selling alcoholic beverages shall undergo (7) and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The California Exhibit A Resolution No. 4370 Page 5 Department of ABC must approve said training program. Records of each employee's successful completion of the certified training program required by this section shall be maintained on the premises of the alcoholic beverage sales establishment and shall be presented upon request by a representative of the City of Tustin. (1) 3.6 The applicant or an employee of the licensee must be present to monitor all areas of the establishment during all times that alcoholic beverages are being served or consumed. (1) 3.7 The applicant shall at all times utilize an age verification means or device for all purchases of alcoholic beverages. Such verification of age is not intended to discriminate against patrons based on race, ethnicity j or legal status, but only to comply with state law restricting the sale of alcohol to those twenty-one (21) and older. j (1) 3.8 Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. (1) 3.9 All persons serving alcoholic beverages within a restaurant establishment must be eighteen (18) years of age or older and supervised by someone twenty-one (21) years of age or older. The supervisor shall be present in ! the same area as point of sale. I (1) 3.10 There shall be no special events sponsored by or involving an outside (7) promoter or any other person other than the applicant and/or property owner. The building may not be sublet to a separate business or promoter or person other than the applicant and/or property owner. (1) 3.11 In the event that there is a queuing line, the business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. No food or beverages shall be consumed while in queuing lines. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses. (1) 3.12 There shall be no requirement for patrons to purchase a minimum number of alcoholic drinks. (1) 3.13 Games or contest requiring or involving consumption of alcoholic beverages shall be prohibited. i Exhibit A Resolution No. 4370 Page 6 (1) 3.14 Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved in a security plan submitted to the Community Development Department. and the Tustin Police Department. (1) 3.15 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City. (1) 3.16 If requested by the Tustin Police Department, the business shall install and maintain a video surveillance system to monitor all doors, public area of the premises and parking areas and shall make the video available to the Tustin Police Department. Electronic copies of videos shall be made available to the Tustin Police Department within forty- eight (48) hours of request. Digital recording shall be made available for viewing on-scene upon request by a Police Officer. The business shall retain video surveillance for one (1) month. All video surveillance cameras must record in color, with digital recording to DVR and able to record in low-light. (1) 3.17 The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, which have been approved by the Tustin Police Department, addressing at a minimum the following items: • Identifies individuals who are responsible for the premises. The list shall include contact information such as name, address, phone number, etc. and the list shall current and accurate. • Procedures for handling obviously intoxicated persons. • The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior, • Procedures for handling patrons involved in fighting, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s). • Procedures for verifying the age of patrons for purposes of alcohol sales. Exhibit A Resolution No. 4370 Page 7 • Procedures for ensuring that servers monitor patrons to ensure that their drinking limit/potential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron, • Procedures for calling the police regarding observed or reported criminal activity. Procedures for management of queuing lines. • The location and description of any video games proposed to be on the premises. (1) 3.18 "No Loitering" signs shall be placed near the entrance on the outside of the premises or in other specified locations where alcoholic beverages are sold. E (1) 3.19 There shall be no window coverings or advertisements that reduce the visibility inside of the business. (1) 3.20 All signs shall comply with the Tustin Sign Code and the following; i • There shall be no exterior advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. No interior displays of alcoholic beverages or signs which are clearly visible to the exterior. Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. Except for restaurants, the applicant shall post "NO LOITERING" sign prohibiting loitering on the exterior of the premises. • Signs shall be posted in a conspicuous space at all entrances/exits of the premises which shall state, "NO ALCOHOLIC BEVERAGES BEYOND THIS POINT." (1) 3.21 Any graffiti painted or markod upon the premises or any adjacent area under control of the property owner or the business shall be removed or painted within twenty-four (24) hours of being applied. (1) 3.22 As part of the State-required Organics Diversion Program, the applicant shall provide collection receptacles with the kitchen area, and contract Exhibit A Resolution No. 4370 Page 8 haul service, for organic waste. (1) 3.23 No sexually oriented businesses shall be conducted on the premises without approval by the City in accordance with TCC. OUTDOOR PATIO SEATING DESIGN & USE (1) 4.1 The 3,888 square-foot exterior patio areas (1,368 square-feet covered patio, 1,632 square-feet open patio and 398 square feet entry patio), located on the northeast elevation abutting the restaurant, includes tables, seating and recreational area for restaurant patrons. The outdoor seating area must comply with the approved plans and regulations and requirements set forth in TCC Section 9277. A 490 square foot kid's play area is also proposed on the northeast elevation abutting the restaurant. Any significant modifications to the outdoor seating area/patio or kids play area must be approved by the Community Development Director. 4.2 All outdoor furniture and fixtures must be of durable and sturdy construction and suitable for outdoor use. Furniture shall be in good condition without any visible dents, tears, rust, corrosion, or chipped or peeling paint and shall be maintained in a clean condition at all times. (1) 4.3 No outdoor keeping or storage of food or beverages to be served shall be permitted. No open keeping or storage of used dishes, utensils or food scraps shall be permitted. Self-closing outside trash containers shall be provided to the satisfaction of the Community Development Department. All outdoor seating areas shall be cleaned on a continual daily basis. (1) 4.4 An outdoor seating area may have a menu board that does not exceed six (6) square feet in area. (1) 4.5 The outdoor seating area shall not obstruct any fire exit, fire escape, or other required ingress or egress to any structure or property. (1) 4.6 All outdoor seating use shall comply with the City's Noise Ordinance. (1) 4.7 Adequate lighting shall be provided to illuminate the outdoor seating area, subject to Community Development Department review and approval. (1) 4.8 The applicant shall comply with all applicable federal, state, county and city laws and regulations concerning accessibility and nondiscrimination in the provision of services, and operation of the outdoor seating area shall not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. Exhibit A Resolution No. 4370 Page 9 LIVE ENTERTAINMENT USE (1) 5.1 A Live Entertainment Permit shall be obtained through the Business License Division prior to establishing, conducting, or carrying on any live entertainment. The Live Entertainment Permit shall be nontransferable to any person(s). (1) 5.2 Operation of live entertainment is contingent upon the use of the premises remaining a restaurant use. Should the use of the premises change from a restaurant use, this CUP shall be null and void. (1) 5.3 The live entertainment shall remain ancillary to the primary restaurant use. At such time the primary use is discontinued or no longer shall be the primary use of the property, the use permit is deemed null and void. (1) 5.4 The ambient noise levels resulting from the live entertainment shall not exceed the standards of the City's Noise Ordinance. Outside address speakers, telephone bells, buzzers, and other similar devised, which are audible from adjoining properties, shall be prohibited. Doors to the restaurant shall remain closed when live entertainment is being performed. (1) 5.5 The live entertainment shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City. Live entertainment shall be conducted entirely within the interior of the restaurant. (1) 5.6 The live entertainment shall not be open to view from outside the premises. The applicant shall install an opaque covering over the window(s) located in the entertainment area, subject to approval by the Community Development Department. (1) 5.7 Live entertainment shall be limited to the following: • Number of Performers: Three (3) • Frequency: Three (3)times per week • Hours: 8:00 p.m. — 11:00 p.m. weeknights and 12:00 p.m.-11:00 p.m. weekends Any future changes to the frequency of live entertainment, shall be subject to review and approval of the Community Development Department. Exhibit A Resolution No. 4370 Page 10 (1) 5.8 All litter shall be removed from the exterior areas around the premises including public sidewalk areas, alleys and parking areas, no less frequently than once each day that the business is open and/or live entertainment is performed. (1) 5.9 No alcoholic beverages shall be consumed within the public property or the public right-of-way. (1) 5.10 Fire and Police access and passage shall be permitted at all times. 5.11 If in the future the City's Community Development Director, Police Chief and/or Public Works Department determine that a parking, traffic, or noise problems exists on the site or in the vicinity as a result of the facility, the Community ' Development Director, Police Chief, and/or Public Works Department may require the applicants to prepare a parking demand analysis, traffic study, or a noise study, the applicant shall be required to provide measures to be reviewed and approved by the Community Development Department, Police Chief, and/or Public Works Department. Said measures may include, but are not limited to, the following: a. Adjust hours of operation b. Eliminate live entertainment c. Reduce the number/frequency of performers d. Require additional on-site security personnel e. Provide additional parking (1) 5.12 There shall be an individual assigned during all open business hours in charge of occupancy. This individual shall assure the occupancy limits established by the City are within compliance. PLANCHECK SUBMITTAL, (1) 6.1 At the time of building or encroachment permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. 6.2 Prior to any work in the public right-0f-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. Exhibit A Resolution No. 4370 Page 11 *** 6.3 Current Federal American with Disability Act (ADA) requirements shall be met at sidewalk adjacent to the site. A minimum of four (4) foot clearance shall be provided at all times. (1) 6.4 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Non- Priority Water Quality Management Plan (WQMP). (1) 6.5 Prior to issuance of a Building Permit, the applicant shall provide written approval of sanitary sewer and domestic water service connections from the East Orange County Water District (EOCWD). (1) 6.6 Prior to issuance of a Building Permit, the applicant shall submit a Fire Master Plan to the Orange County Fire Authority (OCFA) for review and approval. (1) 6.7 Prior to issuance of a Building Permit, the applicant shall submit an architectural plan to the Orange County Fire Authority (OCFA) for review and approval. (1) 6.8 Prior to issuance of a Building Permit(s), payment of the most current Major Thoroughfare and Bridge Fees (for the Foothill/Eastern Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required for the addition. The fee rate schedule automatically increases on July Vt of each year. (1) 6.9 If the existing fire sprinkler system requires modification, the applicant shall submit a plan detailing the fire sprinkler system for the building to the Orange County Fire Authority (OCFA) for review and approval. Said Plan shall be approved by OCFA prior to the issuance of a Building Permit. (1) 6.10 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65% of the project waste material or the amount required by the California Green Building Standards Code. b. The applicant will be required to submit a fifty-dollar $50.00 application fee and a cash security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Exhibit A Resolution No. 4370 Page 12 Official, rounded to the nearest thousand, or $2,500, whichever is greater. In no event shall a deposit exceed $25,000. c. Prior to issuance of a permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 6.11 Any damage done to existing public right-of-way improvements and/or utilities shall be repaired to the satisfaction of the City Engineer prior to final permit inspection. (1) 6.12 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 6.13 Facility Solid Waste Collection and Recycling Plan. 1. The applicant, ,property owner, and/or tenant(s) are required to participate in the City's recycling program. 2. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). 3. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. 4. Adequate collection capacity shall be provided to insure that collection frequency shall not exceed four times per week for commercial customers. 5. All trash enclosures shall be designed with solid roof and be able to accommodate at least two (2) 4-yd. bins, with at least one (1) bin reserved for recyclable materials. 6. Businesses that will be large generators of organic waste such as food scraps, must also have room for a 35- gallon, 60-gallon or two (2) cubic yard collection receptacle as part of the State required organics diversion program. (1) 6.14 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross connections. Exhibit A Resolution No. 4370 Page 13 A. If a double check detector assembly (DCDA) is required, an easement for public utility access purposes must be dedicated to the City of Tustin. The easement shall start from the public right-of-way up to the DCDA with a minimum distance of five (5) feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. B. If a building sprinkler system is required by the Orange County Fire Authority (OCFA), the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross contamination with the public water system. C. If the applicant proposes to use an irrigation system, then a separate water meter may be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross-connection with the public water system. (1) 6.15 The adequacy of a proposed water system plan for a proposed development project, including the number, size and distribution of fire hydrants, must be reviewed by the Orange County Fire Authority (OCFA). Plans meeting OCFA fire protection requirements must be stamped and approved by that agency. (1) 6.16 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. (1) 6.17 Color and material samples depicting the proposed outdoor tables, chairs, shade sails, storefront details, and other proposed furnishings shall be submitted at plan check for review and approval by the Community Development Department. (1) 6.18 Prior to concealing interior construction, plans for the sprinkler monitoring system, the fire alarm system and hood and the duct extinguishing system must be provided to OCFA for review and approval. Exhibit A Resolution No. 4370 Page 14 FEES (1) 7.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. E t i i I i I i I F