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HomeMy WebLinkAbout3.0_Anton Aesthetics Conditional Use Permit_PA2019-025 ca"01"O"t" CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT May 9, 2019 Agenda Item No. 3 SUBJECT: Anton Aesthetics (PA2019-025) • Conditional Use Permit No. UP2019-012 SITE LOCATION: 20331 Irvine Avenue, Units E6 and E7 APPLICANT: Anton Aesthetics OWNER: The Jetty Newport Beach LLC PLANNER: David S. Lee, Assistant Planner 949-644-3225, dlee( newportbeachca.gov PROJECT SUMMARY The application is for a conditional use permit (CUP) to allow operation of a plastic surgery center (medical office) use within an existing professional office park. The subject site is located within the Santa Ana Heights Specific Plan (SP-7) within the Professional and Administrative Office District. A medical office is not listed as an allowed use; however, a conditional use permit may be approved for an unlisted use if it is determined to be consistent with the intent and purpose of the Professional and Administrative Office District. The plastic surgery center would occupy approximately 6,108 square feet of gross floor area within the larger complex and operate from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities)of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-010 approving Conditional Use Permit No. UP2019- 012 (Attachment No. PC 1). 1 V� QP �P VICINITY MAP .o,• -asp �I a r`�i'�� � ;�� ' •,<�p7�� r I g � ` Subject Property uiVME AVE J. O� o-y o-� GENERAL PLAN ZONING NEEEE VE y 4 LOCATION GENERAL PLAN ZONING CURRENT USE CO-GI (General Santa Ana Heights Specific ONSITE Plan (SP-7) Professional and Office Park Commercial Office) Administrative Office NORTH RS-D (Single Unit SP-7 ResidentialSingle Single-Family Residential Residential Family 8000 N SOUTH PR(Parks and SP-7 Open Space/ Golf Course Recreation) Recreational EAST (County of Open Space SP-7 Open Space Recreation Golf Course Orange) RM (Multiple-Unit SP-7 Residential Multiple WEST Residential Family1500 Multi-Family Residential 3 V� QP �P INTRODUCTION Project Setting and Background The project site is located in the Jetty office park on Irvine Avenue near Mesa Drive. The site is bounded to the north by residential uses within SP-7, to the south by Irvine Avenue and Newport Beach Golf Course, to the west by multi-family residential within SP-7, and to the east by the Newport Beach Golf Course. The Jetty office park is comprised of six buildings totaling 80,289 square feet of net floor area on approximately 4.71 acres. The office park was annexed from the County of Orange in 2008, and it contains a mix of professional and administrative offices, support uses, an existing chiropractic facility, as well as a tutoring center. The existing chiropractic facility was approved by the Planning Commission on November 9, 2017 (Resolution No. 2070). The proposed surgery center is 6,108 square feet of gross floor area and will be located within two suites of an existing 11,941-square-foot building. The office park is served by an existing 301-space surface parking lot. Project Description The plastic surgery center would occupy approximately 6,108 square feet of gross floor area and operate from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday. The proposed plastic surgery center would occupy two separate suites. The first floor (Suite E6) comprises of two exam rooms, multiple administrative office spaces, restrooms, and a reception lobby. The second floor (Suite E7) comprises of a procedure room, exam room, multiple administrative offices, restrooms, and a waiting room. There is proposed to be one doctor and one patient at a given time on an appointment-only basis. DISCUSSION Analysis Medical office uses do not typically require conditional use permits to operate in the City of Newport Beach. They are usually permitted or prohibited in commercial or office districts; however, the subject site is not located within a standard zone. The Santa Ana Heights Specific Plan (SP-7) governs the site and it contains separate requirements. Pursuant to SP-7, a medical office is not listed as an allowed use but a conditional use permit may be approved for an unlisted use if it is determined to be consistent with the intent and purpose of the Professional and Administrative Office District. Analysis regarding consistency with the purpose and intent of the district is provided below. Furthermore, medical uses are not listed as prohibited uses nor as permitted temporary uses. Ultimately, operation of a plastic surgery center with limited hours would not be substantially different from the existing office spaces that previously occupied the subject suites. General Plan The General Plan Land Use Element designates the site for commercial uses under CO-G (General Commercial Office). This designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. A plastic surgery center is considered a medical office use and explicitly allowed under the existing General Plan designation. The proposed medical office use would be part of an existing office park (The Jetty) and would be consistent with the associated land use designation and General Plan. Local Coastal Plan The subject site is not located within the Coastal Zone. Zoning Code and Specific Plan As indicated, a medical office use is not listed as an allowed use and SP-7 allows the Planning Commission to allow the use subject to a conditional use permit if it finds the use consistent with the intent and purpose of the Professional and Administrative Office (PA) District. 'The PA District is established to provide for the development and maintenance of an optimal environment for moderate intensity professional and administrative office uses and related uses on sites with large landscaped open spaces and off-street parking facilities. This district is intended to be located on heavily traveled streets or adjacent to commercial or industrial uses, and may be used to buffer residential uses." The proposed plastic surgery center would occupy an existing office space and would operate similarly to other business or professional office uses with similar hours from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday. The use would be of moderate intensity, pursuant to the intent of the district. There would be no increased noise, order or hazards attributable to the use compared to business or professional office uses. The subject building (Building E) is located at the southeastern portion of the property that abuts the neighboring golf course and Irvine Avenue, and the proposed medical use within the building would not impact residential uses to the north and west. As previously stated, the Planning Commission approved a conditional use permit for a chiropractic facility within the same office park on November 9, 2017. Similar to the proposed plastic surgery center, the chiropractic facility is also categorized as a medical office, which is a use that is not listed in the PA District of SP-7. The Planning Commission determined the use to be consistent with the purpose and intent of the SP-7 Professional and Administrative Office District because the facility utilizes standard business hours, is relatively small in space, and conducts business on an appointment-only basis, which is compatible with the surrounding tenants in the office building and office park as a whole. Parking Pursuant to Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required), the first 50,000 square feet of an office park requires one parking space per 250 square feet 0 of net floor area, and the next 75,000 square feet of office requires one space per 300 square feet of net floor area. Medical offices, if not more than 20 percent of the total net floor area of the office park, share identical parking requirements. The existing office park has a net floor area of 80,289 square feet. The proposed surgery center, combined with a previously approved chiropractor office, totals 7,196 square feet of net floor area, which is approximately 9 percent net floor area of the entire office park. Therefore, the proposed surgery center shares an identical parking requirement as an office use and no additional parking is required for the change in use. The existing office park, including existing and proposed medical offices, contains 77,354 square feet of office net floor area, which requires 292 parking spaces. Additionally, there is an existing 2,935-square-foot learning center within the office park, which was approved by a use permit (UP2015-015). The learning center requires 27 spaces based on the requirement of one space per peak staff. However, 18 required spaces were waived as part of the approval. Parking is sufficient for the entire office park, as 301 spaces are required and 301 spaces are provided, as illustrated by Table 1 below: Table 1: Parking Summary Land Use Floor Area (Net) Parking Rate Total Spaces Required Office First 50,000 sq. ft. 50,000 sq. ft. 1 per 250 sq. ft. 200 Next 75,000 sq. ft. 27,354 sq. ft. 1 per 300 sq. ft. 92 Learning Center 2,935 sq. ft. 1 er eak staff 27 Total 80,289 sq. ft. 319 Number of required spaces waived by UP2015-015 18 Total Spaces Required 301 Total Spaces Provided 301 "Not more than 20 percent medical office uses = 16,058 sq. ft. of allowed medical office floor area Total existing and proposed medical office floor area = 7,196 sq. ft. (99/o) Given the relatively small size of the space and the operational characteristics (one physician with appointment-only visits) staff believes the parking demand for the space will be similar to other office uses. Staff observations of the site indicate that adequate parking will be available within the 301-space parking pool. Use Permit Findings In accordance with Section 20.52.020.F (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval for a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The proposed project is a medical office use within an existing office park. The plastic surgery center would utilize standard business hours and conduct business on an appointment-only basis. There is proposed to be one doctor and one patient at any given time. Tenant improvements are limited to the interior and require the issuance of applicable building permits. There would be no increased noise, order or hazards attributable to the use compared to business or professional office uses. Parking is sufficient for the entire office park including the proposed medical office, as 301 spaces are required and 301 spaces are provided. Therefore, the proposed medical office use would not impact residential uses to the north and west. As previously indicated, the proposed project includes uses consistent with the CO-G (General Commercial Office) General Plan land use category. Staff believes that a medical office use is compatible with the existing office park uses and the General Plan specifically mentions a medical office as an allowed use. As previously discussed, the plastic surgery center would be consistent with the purpose and intent of the SP-7 Professional and Administrative Office District. Staff believes sufficient facts exist in support of each finding. The building is physically suitable and the location and area proposed are compatible with the neighborhood. As conditioned, it is expected to operate in an effective manner that is compatible with the surrounding tenants in the office building and office park as a whole. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. Modifications may address the business operation plan. If the changes are substantial, the item should be continued to a future meeting to allow the changes to be incorporated. 8 2. If the Planning Commission believes that the facts to support the findings for approval are insufficient at this time, the Planning Commission may deny the application. Refer to the draft resolution for denial provided as Attachment No. PC 2. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The application is to convert an existing office space into a medical office, and no additional square footage or exterior improvements are proposed. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: 6"'Ov ', ��<a,-.,,1 avid S. e, ssistant Planner Jim Campbell Deputy Community Development Director ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Project Plans 9 V� QP �P 20 Attachment No. PC 1 Draft Resolution with Findings and Conditions 11 V� QP �P 2� RESOLUTION NO. PC2019-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT UP2019-012 FOR A PLASTIC SURGERY CENTER LOCATED AT 20331 IRVINE AVENUE, UNITS E6 AND E7 (PA2019-025) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Anton Aesthetics ("Applicant'), with respect to property located at 20331 Irvine Avenue, Units E6 and E7 and legally described as Parcel 1 of Parcel Map No 89-128 in the unincorporated territory of Orange County a portion of Lot 21, Tract No. 456, Recorded in Book 17, Page 9 of Miscellaneous Maps in the office of the County Recorder of said county (the "Property"), requesting approval of a conditional use permit. 2. The Applicant proposes to operate a plastic surgery center within an existing business and professional office park. The tenant space would occupy approximately 6,108 square feet of gross floor area within the larger complex and the plastic surgery center would operate from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday (the 'Project'). 3. The Property is designated General Commercial Office (CO-G) by the General Plan Land Use Element and is located within the Santa Ana Heights Specific Plan (SP-7) Professional and Administrative Office Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on May 9, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is categorically exempt from the California Environmental Quality Act("CEQA") pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3. 2. The Class 1 exemption authorizes the operation, repair, maintenance and minor alterations of existing buildings. The proposed uses will be located within an existing building within a fully developed office park with only minor interior alterations required to accommodate the new use. 13 SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits), the following findings and facts in support of the findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1 . The General Plan Land Use Element designates the site for commercial uses under CO-G (General Commercial Office). This designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. A plastic surgery center is a medical office use and is consistent with the CO-G General Plan designation. The proposed medical office use would be part of an existing office park (the "Jetty") and would be consistent with the associated land use designation and General Plan. 2. The Property is located within the Santa Ana Heights Specific Plan within the Professional and Administrative Office District (PA). Medical offices are not listed as an allowed use; however, pursuant to NBMC Section 20.90.130(8)(2) a conditional use permit may be approved by the Planning Commission for an unlisted use if it is determined to be consistent with the intent and purpose of the Professional and Administrative Office District. 3. The Professional Administrative Office District is established to provide for the development and maintenance of an optimal environment for moderate intensity professional and administrative office uses and related uses on sites with large landscaped open spaces and off-street parking facilities. This district is intended to be located on heavily traveled streets or adjacent to commercial or industrial uses, and may be used to buffer residential uses. The proposed plastic surgery center would occupy an existing office space and would operate similar to other business or professional office uses with similar hours from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday ("Hours of Operation"). The use would be of moderate intensity, pursuant to the intent of the district. The proposed suite is located at the rear of the property away from the entry and business park frontage. There would be no increased noise, order or hazards attributable to the use compared to business or professional office uses. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. Facts in Support of Finding: 1. Facts in support of Finding A are hereby incorporated by reference. -4 2. Tenant improvements to the existing tenant space will take place in the interior and require the issuance of applicable building permits. No changes to the existing gross floor area or building footprint are proposed. 3. Pursuant to Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required), the first 50,000 square feet of an office park requires one parking space per 250 square feet of net floor area, and the next 75,000 square feet of office requires one space per 300 square feet of net floor area. Medical offices, if not more than 20 percent of the total net floor area of the office park, share identical parking requirements. The existing office park has a net floor area of 80,289 square feet. The proposed surgery center, combined with a previously approved chiropractor office, totals 7,196 square feet of net floor area, which is approximately 9 percent net floor area of the entire office park. Therefore, the proposed surgery center shares an identical parking requirement as an office use and no additional parking is required for the change in use. 4. The existing office park, including existing and proposed medical offices, contains 77,354 square feet of office net floor area, which requires 292 parking spaces. Additionally, there is an existing 2,935-square-foot learning center within the office park, which was approved by a use permit (UP2015-015). The use requires 27 spaces based on the requirement of one space per peak staff. However, 18 required spaces were waived as part of the approval. Parking is sufficient for the entire office park, as 301 spaces are required and 301 spaces are provided. Finding: C. The design, location, size, operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1 . The Project is a medical office use within the Jetty. The Jetty contains a mix of professional and administrative offices, support uses, as well as a tutoring center. As conditioned, it is expected to operate in a manner compatible with other tenants and land uses in the building and office park. 2. The existing office park abuts residential uses to the north and west. However, the subject building (Building E) is located at the southeastern portion of the property that abuts the neighboring golf course and Irvine Avenue. Furthermore, the surgery center would utilize standard business hours and conduct business on an appointment-only basis. Therefore, the plastic surgery center is anticipated to operate similar to a typical office space and would not impact residential uses to the north and west. 3. Adequate parking exists to the support the Project as discussed in Finding B.3 and B.4. 15 Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The proposed tenant improvements would be limited to the inside of the existing office building and would not affect pedestrian circulation, parking spaces, or access to existing tenants. 2. The Project is a plastic surgery center within an existing office park, the Jetty. The Jetty contains a mix of professional and administrative offices, support uses, and a tutoring center. A different medical office was previously reviewed and approved by the Planning Commission in 2017. Based on the hours of operation and nature of the small-scale plastic surgery center use, this Project is anticipated to operate similarly to adjacent uses and is therefore physically suitable for the office park. 3. Emergency access to and through the Jetty is currently provided from Irvine Avenue. No changes to emergency access are proposed and on-site circulation would not change. 4. The Jetty, including the subject tenant space, is adequately served by public services and utilities. 5. The design of the improvements will comply with all Building, Public Works, and Fire Codes, and plans will be reviewed prior to the issuance of building permits. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. A plastic surgery center within an existing office park would operate similarly to a typical professional business office. The use is not anticipated to generate increased noise, dust, odor, traffic, vibration, lighting or other potential nuisances as compared to other typical office uses and would not constitute an increased nuisance or hazard to the public. 2. The Project includes conditions of approval to ensure that potential conflicts with the surrounding land uses and City as a whole are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable 10 conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots, during business hours, if directly related to the patrons of the business. 3. The hours of operation are compatible with other offices in the Jetty. 4. There would be no increased noise, order or hazards attributable to the use compared to other business or professional office uses that would otherwise be allowed in the PA zoning district. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2019-012 subject to the conditions set forth in Exhibit "A,"which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9T" DAY OF MAY, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Zak, Chairman BY: Lee Lowrey, Secretary 17 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1 . The Project shall be in substantial conformance with the approved site plan and floor plans stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. Prior to the issuance of building permits, applicable Fair Share Traffic Fees shall be paid to convert the space from office to medical office in accordance with NBMC Chapter 15.38. The Applicant shall be credited for the existing office use, and shall pay the net difference for the medical office use. 5. This Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new use permit. 7. This Use Permit allows an outpatient plastic surgery center. No overnight patient stays shall be permitted. 8. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 9. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 10. Should the Property be sold or otherwise come under different ownership, either the current business owner, property owner or the leasing agent shall notify any future 28 owners or assignees of the conditions of this approval. 11. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise- generating construction activities are not allowed on Sundays or Holidays. 12. No outside paging system shall be utilized in conjunction with this establishment. 13. All trash shall be stored within the building or within dumpsters stored in the existing trash enclosure. 14. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of NBMC Title 14, including all future amendments (including Water Quality-related requirements). 15. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM Between the hours of and 10:0013M 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 16. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and 9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 17. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 18. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20. 19. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of 19 action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Anton Aesthetics including, but not limited to, Conditional Use Permit No. UP2019-012 (PA2019-025). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. BUILDING 20. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 20 Attachment No. PC 2 Draft Resolution for Denial 21 V� QP �P RESOLUTION NO. PC2019-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT UP2019-012 FOR A PLASTIC SURGERY CENTER LOCATED AT 20331 IRVINE AVENUE, UNITS E6 AND E7 (PA2019-025) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Anton Aesthetics ("Applicant'), with respect to property located at 20331 Irvine Avenue, Units E6 and E7 and legally described as Parcel 1 of Parcel Map No 89-128 in the unincorporated territory of Orange County a portion of Lot 21, Tract No. 456, Recorded in Book 17, Page 9 of Miscellaneous Maps in the office of the County Recorder of said county (the "Property"), requesting approval of a conditional use permit. 2. The Applicant proposes to operate a plastic surgery center within an existing professional office park. The tenant space would consist of approximately 6,108 square feet of gross floor area and the plastic surgery center would operate from approximately 8:00 a.m. to 5:00 p.m., Monday through Friday (the "Project'). 3. The Property is designated General Commercial Office (CO-G) by the General Plan Land Use Element and is located within the Santa Ana Heights Specific Plan (SP-7)Professional and Administrative Office Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on May 9, 2019 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. The planning Commission may approve a use permit only after making each of the five required findings set forth in NBMC Subsection 20.52.020 (F) (Findings and Decision) of the Newport Beach Municipal Code. In this case, the Planning Commission was unable to make the required findings based upon the following: 2S Findings for Conditional Use Permit: A. The use is consistent with the General Plan and any applicable specific plan; B. The use is consistent with the applicable zoning district and complies with all other applicable provisions of the Zoning Code and Municipal Code; C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; D. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts Not in Support of Findings: 1. The Planning Commission determined, in this case, that the establishment of a medical use within the Santa Ana Heights Specific Plan (Administrative and Professional Office District) would not be consistent with the purpose and intent of Section 20.90.130 of the Santa Ana Heights Specific Plan nor Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code. 2. The applicant's request may lead to a proliferation of medical uses within an existing professional office park. 3. The addition of medical office uses may impact surrounding residential neighborhoods. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2019-012 subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 24 PASSED, APPROVED, AND ADOPTED THIS 9T" DAY OF MAY, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Zak, Chairman BY: Lee Lowrey, Secretary 25 V� QP �P Attachment No. PC 3 Project Plans 2� V� QP �P �g P ACCESSIBLITY KEY MAP °' i ABBREVIATIONS PROJECT TEAM L ° AGG ACCESSIBLE 6A. GAUGE GA TITLE 24, DISABLED AGGESSIBILITY REQUIREMENTS, GBG CHAPTER IIB ■ OWNER ■ ARCHITECT v� P� 6w v v A.F.F. ABOVE FINISHED FLOOR 6L. 6LA55 R. RADIUS THE JETTY NEWPORT BEACH, LLC STEINER STUDIO o REF. REFERENCE Q z v ^ ALUM. ALUMINUM GYP.BD. GYPSUM BOARD 2.06 ALL DOORS SHALL HAVE A CLEAR AREA ON THE SWING SIDE TO EXTEND 2.15 HARDWARE FOR AGGESSIBLE STORAGE FACILITIES SHALL BE WITHIN AT 3501 JAMBOREE ROAD #4200 11800 MITCHELL NORTH ,. o AMP. AMPERE H. HI6H REFR. REFRIGERATOR FOR 24 INCHES ON THE STRIKE EDGE OF THE DOOR FOR EXTERIOR DOORS LEAST ONE OF THE HEIGHT RANGES SPECIFIED IN SECTIONS GBG II5-811.3 s O AT H.G. HOLLOW GORE REQ'D REQUIRED AND 18 INCHES FOR INTERIOR DOORS. PER GBG 2016 FIGURE IIB 404.2.4.1. AND SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT NEWPORT BEACH, GA 92660 IRVINE, GA 92614 Ir 7�b �� 3 BD. BOARD HDWR. HARDWARE R.H. RI6HT HAND REQUIRE TI6HT GRASPING, PINGHING, OR TWISTING OF THE WRI5T. THE (649) 219-2329 (714) 299-5951 BLD'6 BUILDING H.M. HOLLOW METAL RM. ROOM 2.01 PROVIDE CLEAR 5PAGE OF 12" PAST STRIKE EDGE OF DOOR ON THE FORGE REQUIRED TO ACTIVATE THE HARDWARE SHALL BE NO GREATER CONTACT: TIM BALLARD FAX (65l) 224-9139 HOR. HORIZONTAL R.O. ROUGH OPENING OPPOSITE SIDE TO WHICH THE DOOR SWINGS If THE DOOR IS EQUIPPED WITH THAN 5 POUNDS. PER GBG IIB-309.4. tai Oan Buildin o CONTACT: AMY STEINER BA6LEY BLK'6 BLOCKING BOTH A LATCH AND CLOSER. PER GBG 2016 FIGURE IIB-404.24.1. 5 g amy@51einerstudioinc.00M BOT. BOTTOM HR. HOUR SCHED. SCHEDULE CSOSH Irvine Ave. GAB. CABINET HT. HEIGHT 5.G. SOLID GORE 2.08 WHERE TOILET FACILITIES AND BATHING FACILITIES ARE PROVIDED, THEY 2.16 THE DOORWAY PROVIDING AGGE55 TO STORAGE AREAS SHALL BE NOT C H.V.A.G. HEATING, VENTILATION, SECT. SECTION SHALL COMPLY WITH SECTION IIB-213. GL6. CEILING d AIR CONDITIONING LE55 THAN 36" WIDE (32" IN CLEAR WIDTH). STORAGE AREAS SHALL I I I I I I I I I ■ TENANT ■ PROJECT MANAGER C CENTERLINE 5.F. SQUARE FEET BE MADE ACCESSIBLE AS REQUIRED IN SECTION GBG IIB-811.3. 'l ® 7g9{S Oen. U7 NSUL. INSULATION 2.Oq WHERE SEPARATE FACILITIES ARE PROVIDED FOR NON-DISABLED PERSONS 203711rvine Ave. A' ANTON AESTHETICS TG. GOLLINS $ ASSOCIATES, INC 'a ON CLR. CLEAR SHL SHEET - 361 H05PITAL ROAD, SUITE 42l 3600 BIRCH 5T #220 INT. INTERIOR OF EACH SEX, SEPARATE FACILITIES SHALL BE PROVIDED FOR PERSONS M COL. GOLUMN SIM. SIMILAR WITH DISABILITIES OF EACH SEX ALSO. WHERE UNISEX FACILITIES ARE 2.11 EXISTING DOORS TO BE REUSED IN NEW LOCATIONS WHEREVER FEASIBLE o - Building �■o Osn O � JAN. JANITOR NEWPORT BEACH, GA 92663 NEWPORT BEACH, GA 92660 GONG. GONGRETE 5PEC. SPECIFICATION PROVIDED FOR NON-HANDICAPPEDMON-D15ABLED PERSONS, SUCH AND REPLACE ALL EXISTING DOOR HARDWARE WITH LEVER TYPE IN oON CONT. GONTINUOUS J-BOX JUNCTION BREQUIREMENTS. - '�OX S.S. 5TAINLE55 STEEL UNISEX FACILITIES CAN BE PROVIDED FOR PERSONS WITH DISABILITIES. COMPLIANCE WITH T-24 AND ADA REQUIREM50361 CONTACT: DR. MARK ANTON GONTAGL ERIN KENNEDY / TIMOTHY GOLLNS SSR 4' rrvine Ave. U GONTR. CONTRACTOR LAM. LAMINATE STL. STEEL - Building DED. DEDICATED LAM. PLA5. LAMINATED PLASTIC STOP. STORAGE 2.10 SPACES AND ELEMENTS WITHIN EMPLOYEE WORK AREAS SHALL ONLY BE ► 'D' -in � N DET. DETAIL LAV. LAVATORY 5TRUGT. 5TRUGTURAL REQUIRED TO COMPLY WITH 5EGTION5 IIB-206.2.8, IIB-201.1 AND II5-215.3 AND 2.18 CONTRACTED GRADE 2 BRAILLE SHALL BE USED WHERE BRAILLE SYMBOLS L.H. LEFT HAND SHALL BE DESIGNED AND GONSTRUGTED 50 THAT INDIVIDUALS WITH ARE NOTED. DOTS SHALL BE Io INCH (2.54MM) ON CENTER IN EACH GELL WITH U D.F. DRINKING FOUNTAIN 5U5P. SUSPENDED 0 50311 +� i � DIA. DIAMETER DISABILITIES CAN APPROAGH, ENTER AND EXIT THE EMPLOYEE AREA. to INCH (GH ( .63 SPACE BETWEEN CELLS. DOTS SHALL BE RAISED A MINIMUM Irvine Ave. i DIA6. DIAGONAL LT LIGHT SYN. SYMMETRICAL OF � INCH (o.635MM) ABOVE THE BACKGROUND. +�-, MAINT. MAINTENANCE TELE. TELEPHONE 2.11 EMPLOYEE WORK AREAS SHALL COMPLY WITH GBG IIB-203.9 WrAL a'TH0.0D0H F SHEET INDEX DIM. DIMENSION MAT. MATERIAL - Oma• T DN. DOWN MAX. MAXIMUM TEMP. TEMPERED 9au Oas 47 �E O DWG, DRAWING MEGH. MEGHANIGAL THK. THICK 2.12 IF FIXED STORAGE FAGILITIE5 SUCH AS CABINETS, SHELVES, GLOSET5, OR • _ t:1QZ 1- � OPP. DRAWER T.O.W. TOP OF WALL DRAWERS ARE PROVIDED WHERE ACCESS 15 REQUIRED BY SECTION 110-10, ARCHITECTURAL ro MET. METAL Newpport Trade Center Building - r EA. EACH MFR. MANUFACTURER TY P. TYPICAL AT LEAST ONE OF EACH TYPE SHALL BE ACCESSIBLE IN TERMS OF SWY�37lI ine Ave. 'F' n7n Oan. T-1 TITLE SHEET ELECT. ELEGTRIGAL MIN. MINIMUM U.L. UNDERWRITERS LABORATORY GLEAR FLOOR SPACE, REACH RANGES, AND HARDWARE ADDITIONAL site Plan �¢ U.N.o. UNLE55 NOTED OTHERWISE STORAGE MAY BE PROVIDED OUTSIDE OF REQUIRED REAGH RANGES. NewpoaBeachCA 95707 IrvineeAve. Building ,�„ AS-1 SITE PLAN >_ S CV l� ELEV, ELEVATION MISC. MISCELLANEOUS V. VOLT SEG GBG 118-811.3. E' "i"eAOe' AS-2 EXISTING BUILDING PHOTOS I EQ. EQUAL MTD. MOUNTED V.G.T. VINYL COMPOSITION TILE AS-3 CONDO MAP Q CV EXT. EXTERIOR MTL. METAL 2.13 A CLEAR FLOOR SPAGE AT LEAST 30" BY 48" THAT ALLOW5 EITHER A VERT. VERTICAL _ U Ex15T'6 Ex15TIN6 FORWARD OR PARALLEL APPROACH BY A PERSON USING A WHEELCHAIR o A-1 FIRST + SECOND FLOOR PLAN ^ MUL. MULLION VEST. VESTIBULE (!� SHALL O PROVIDED AT AGGESSIBLE STORAGE FACILITIES. Q F.D. FLOOR DRAIN N0. NUMBER V.LF. VERIFY IN FIELD 4-1 N I� F.E.G. FIRE EXTIN6U15HER CABINET PER GBG IIB-305.3. • 0 N.LG. NOT IN CONTRACT W/ WITH � C F.H.G. FIRE H05E CABINET N.T.S. NOT TO SCALE WG WALL COVERING00 2.14 AGGESSIBLE STORAGE SPACES SHALL BE WITHIN AT LEAST ONE OF THE S FIN. FIN15H 0/ OVER W.G. WATER CLOSET HEIGHT RAN6E5 SPECIFIED IN 5EGTIONS GBG II5-8113. fl- FIXT. FIXTURE O.G. ON CENTER W.H. WATER HEATER FLUOR. FLUORESCENT OFF. OFFICE W.P. WATER PROOF F.O.G. FACE OF COLUMN PLA5. LAM. PLASTIC LAMINATE WR. WATER RESISTANT F.O.S. FACE OF STUD PL. PLATE NORTH - 'r F.S. FAGS OF WALL PLUMB. PLUMBING F.S. FLOOR SINK PLYWD. PLYWOOD FURR. FURRING PR. PAIR BURN. FURNISH (ED) FURNITURE PTN. PARTITION GENERAL NOTES 1.01 ALL WORK PERFORMED SHALL COMPLY WITH APPLICABLE LAW5 INGLUDIN6, BUT 1.18 GONTRAGTOR FOR THE PROJECT SHALL BE RESPONSIBLE FOR OBTAINING ALL 1.36 "SIMILAR" MEANS COMPARABLE GHARA6TERI5TIG5 FOR THE ELEVATION NOTED. 1.55 VERIFY WITH MECHANICAL DRAWINGS FOR MECHANICAL OPENING SIZE AND 3,11 SEPARATE PERMIT REQUIRED FOR FIRE ALARM SYSTEM. NOT LIMITED TO, THE UNIFORM BUILDING CODE 2000 EDITION, GBG 2016 REQUIRED BUILDING PERMITS. VERIFY DIMENSIONS AND ORIENTATION ON PLAN. LOCATIONS IN PARTITIONS. SEAL BETWEEN DUCTS AND PARTITIONS WHEREVER EDITION. GPC., GMG, GEG 2016 EDITION. CURRENT TITLE-24 AND AMERICAN WITH REQUIRED. 3.18 EMERGENGY LIGHTING SHALL BE PROVIDED GIVING A LIGHT VALUE OF ONE FOOT CANDLE AT FLOOR LEVEL, DISABILITIES AGT (A.D.A.) WITH ALL LOGAL AND STATE CODES, ORDINANCES, 19 ALL WORK NOTED "N.1.G." OR "NOT IN CONTRACT" 15 TO BE AGGOMPLISHED BY A 1.31 ALL DIMENSIONS ARE TO FACE OF FINISH, U.N.O. PLAGE PARTITION GENTERLINE AND REGULATIONS. CODES, ORDINANCES AND REGULATIONS SHALL TAKE CONTRACTOR OTHER THAN THE GENERAL GONTRAGTOR AND 15 NOT TO BE ON COLUMN OR MULLION GENTERLINE, U.N.O. 156 THE GONTRAGTOR SHALL HOLD HARMLE55 THE TENANT, DESIGNER, BUILDING 3.19 DOORS OPENING INTO REQUIRED ONE-HOUR FIRE RESISTIVE CORRIDOR SHALL BE PROTECTED WITH A PREGEDENGE OVER THE DRAWINGS AND CONTRACTOR SHALL COMPLY WITH PART OF THE CONSTRUCTION AGREEMENT. THE GENERAL CONTRAGTOR SHALL OWNER AND THEIR REPRESENTATIVES OF ANY SUITS OR ANY LEGAL ACTION SMOKE OR DRAFT STOP FIRE ASSEMBLY HAVING A 20-MINUTE RATING AND SHALL HAVE A SELF GLOSIN6 MOST REGENT EDITIONS. COORDINATE WITH "OTHER" CONTRACTORS AS REQUIRED PER REQUIREMENTS 1.38 WORK NOT SPECIFICALLY DETAILED OR SPECIFIED SHALL BE PROVIDED IN ARI51N6 FROM THE CONTRACTOR'S WORK. DEVICE. ESTABLISHED BY OWNER, TENANT, OR BOTH. ACCORDANCE WITH DETAILS OR SIZES COVERING 51MILAP WORK FOR EXISTING 1.02 THESE DRAWINGS ARE SUBJECT TO THE APPROVALS OF STATE AND LOCAL CONSTRUCTION. 151 CONTRACTOR SHALL TAKE ADEQUATE PRECAUTIONS TO INSURE THE STABILITY 3.20 INTERIOR WALL AND CEILING FINISHES FOR EXIT CORRIDORS SHALL NOT EXGEED AN END POINT FLAME BUILDING AND FIRE DEPARTMENT APPROVALS. 1.20 "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TO AGGURATELY LOCATE OF THE ADJACENT DEMISING WALLS. SPREAD RATING OF 15. FINISH FACES IN THE SAME PLANE. 39 THE CONTRACTOR SHALL UNDERCUT BUILDING STANDARD INTERIOR DOORS AS 1.03 EXAMINATION OF THE 51TE AND PORTIONS THEREOF, WHIGH WILL AFFECT THE REQUIRED TO CLEAR FINISHED FLOORING BY ''/a". ALL RATED DOORS, IF ANY, 1.58 ALL HOT AND GOLD WATER LINES AND VENTS SHALL BE CONNECTED TO 3.21 CONTRAGTOR SHALL PROVIDE FIRE SPRINKLERS A5 REQUIRED BY CODE, SUBMITTING SPRINKLER LAYOUT WORK, SHALL BE MADE BY GENERAL CONTRACTOR, WHO SHALL COMPARE IT 1.21 "TYPIGAL A5 USED IN THESE DOGUMENT5 SHALL MEAN THAT THE GONDITION 15 SHALL BE ORDERED 50 AS TO CLEAR FINISHED FLOOR BY 'W, U.N.O. NEAREST NET COLUMN. PLANS FOR APPROVAL BY FIRE DEPARTMENT PRIOR TO INSTALLATION, WITH THE DRAWIN65 AND SATISFY HIMSELF TO GONDITION5 UNDER WHIGH WORK THE SAME OR REPRESENTATIVE FOR ALL SIMILAR CONDITIONS THROUGHOUT, 15 TO BE PERFORMED. CONFLICTS, OMISSIONS, ETC. SHALL BE REPORTED TO UNLE55 OTHERWISE NOTED. 1.40 DOOR OPENINGS IN GYPSUM BOARD PARTITIONS NOT DIMENSIONED ARE TO BE 1.59 TOUGH-UP OF EXTERIOR MULLION SYSTEM TO BE INCLUDED IN PROPOSAL OF 3.22 CONTRACTOR SHALL EXTEND AND/OR MODIFY THE FIRE SPRINKLER SYSTEM AS NEGE55ARY UNDER PERMIT THE SPAGE PLANNER BEFORE PROGEEDIN6 WITH ANY WORK. LOCATED 4" FROM DOOR JAMB TO ADJACENT WALL, U.N.O. SERVICES AND TO BE PRICED SEPARATELY. FROM THE FIRE DEPARTMENT. 1.22 DETAILS ARE USUALLY KEYED AND NOTED "TYPIGAL" ONLY ONGE WHEN THEY 1.04 GONTRAGTOR SHALL VERIFY ALL DIMEN51ON5 AND CONDITIONS PRIOR TO FIRST OGGUR, AND ARE REPRESENTATIVE FOR SIMILAR CONDITIONS 1.41 AGGE55 PANELS SHALL BE PROVIDED FOR ELECTRICAL, PLUMBING AND AIR 1.60 PROVIDE LIGHT AND VENTILATION IN AGGORDANGE WITH G.B.G. 12022.1. MINIMUM 3.23 FLAMMABLE OR HAZARDOUS MATERIALS SHALL NOT BE STORED IN EXGE55 OF QUANTITIES LISTED IN THE 5TARTIN6 THE WORK. ANY DISGREPANGIE5 AND/OR OMISSIONS IN THE THROUGHOUT, UNLE55 OTHERWISE NOTED CONDITIONING GONTROL5 AND SYSTEMS. LOCATIONS SHALL BE REVIEWED WITH OF GFM OF OUTSIDE AIR PER OCCUPANT. 2016 GB.C- TABLES 301.1 (1) 8 301.1 (2). ALL FINISHES SHALL COMPLY WITH THE 2016 G.B.G.- TABLE 803.5 CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE SPAGE DESIGNER. PLANNER PRIOR TO PROGEEDIN6 WITH WORK. 1.23 COLUMN GENTERLINE (ALSO REFERRED TO A5 GRID LINES) ARE SHOWN FOR FIRE SAFETY NOTES: 3.24 PER SEG. 3-20-1 (B) OF THE IRVINE ZONING CODE, SGREENIN6 SHALL BE PROVIDED 50 THAT MATERIALS DIMENSIONING PURPOSES. 1.42 CONTRACTOR(S) ON THE JOB SHALL FURNISH OWNERS WITH A5-BUILT DRAWIN65 3.01 FIRE DEPARTMENT FINAL INSPECTION REQUIRED. SCHEDULE INSPECTION 2 STORED IN ANY OUTDOOR STORAGE AREA AND/OR EQUIPMENT AT GRADE OR ON THE ROOF ARE SCREENED 1.05 MATERIALS ARE SPECIFIED BY THEIR BRAND NAMES TO ESTABLISH STANDARDS AT THE COMPLETION OF THE PROJECT. DAYS IN ADVANCE PHONE (114)144-0561 FROM VIEW FROM ALL ADJAGENT STREETS, NO MATTER THE STREET GRADE, AND ALL PROPERTIES AT THE OF QUALITY AND PERFORMANGE. ANY REQUEST FOR 5UB5TITLTION SHALL BE 1.24 ALL NEW INTERIOR DOORS d HARDWARE ARE TO MATCH EXISTING. HOWEVER, SAME GRADE. SUBMITTED WITHIN FIVE (5) DAYS OF THE AWARD OF THE CONTRACTO TO THE ALL DOORS MUST HAVE LEVER TYPE HARDWARE. 1.43 THE CONTRACTOR SHALL PROVIDE ALL TOOLS, TRANSPORTATION, UTILITIES, 3.02 LOGATION5 & GLA551FIGATION5 OF FIRE EXTINGUISHERS TO BE DETERMINED ix SPACE PLANNER FOR REVIEW OF EQUIVALENT QUALITY AND PERFORMANCE AND LABOR, MATERIALS, EQUIPMENT AND OTHER SERVIGE5 AND RELATED TAXES BY FIRE INSPECTOR PROVIDED BY CONTRACTOR, CONFIRM WITH OWNER. SHALL NOT BE PURCHASED OR INSTALLED WITHOUT WRITTEN APPROVAL. 1.25 ALL VERTICAL DIMENSIONS SHOWN ARE TO FLOOR 5LAB, UNLE55 OTHERWISE NECESSARY FOR PROPER EXECUTION OF THE NEW IMPROVEMENTS. NOTED. BUILDING DATA N 3.03 STORAGE, DISPENSING OR USE OF ANY FLAMMABLE AND COMBUSTIBLE 1.06 ALL WORK LISTED, SHOWN, OR IMPLIED, ON ANY CON5TRUGTION DOCUMENTS 1.44 ANY AND ALL REVISIONS SHALL BE WRITTEN IN CHANGE ORDER FORM AND LIQUIDS, FLAMMABLE AND GOMPRE55ED GASES AND OTHER HAZARDOUS SHALL BE SUPPLIED AND INSTALLED BY THE GENERAL CONTRACTOR, EXGEPT 1.26 DO NOT SCALE DRAWIN65, DIMENSIONS GOVERN. LAR6E SCALE DETAILS APPROVED AND AUTHORIZED BY THE OWNER BEFORE BEGINNING WORK, MATERIALS SHALL COMPLY WITH UFG, ARTICLE 81 AND NFPA 5TD. 231, 25IG un ru WHERE NOTED. OTHERWISE, THE GENERAL CONTRACTOR SHALL GL05ELY GOVERN OVER SMALL SCALE DETAILS. CONTACT SPACE PLANNER AND 231D. BUILDING CODE : 2016 GA. ED. OF G.B.G. COORDINATE HIS WORK WITH THAT OF OTHER CONTRACTORS, OR VENDORS, TO IMMEDIATELY WITH ANY/ALL DIMENSION DISGREPANGIE5. 1.45 BEFORE ACCEPTANCE BY THE OWNER, THE COMPLETED CONSTRUCTION SHALL E -0 >� ASSURE THAT ALL SCHEDULES ARE MET AND THAT ALL WORK SHALL BE DONE BE GLEANED, LABELS REMOVED AND ALL OTHER TOUGH-UP C 3.04 BUILDING(5) NOT APPROVED FOR HIGH PILE COMBUSTIBLE STORAGE COMPLETED.. OCCUPANCY : B a . M- IN GONFORMANGE TO MANUFACTURER'S REQUIREMENTS. 1.21 ALL WORK PERFORMED BY THE GONTRAGTOR SHALL CONFORM TO THE MATERIALS IN GL05ELY PACKED PILES SHALL NOT EXCEED 15 FEET IN HEIGHT, BUILDING TYPE : TYPE V-B EXISTING BUILDING STANDARDS. 1.46 WORK INCLUDES DEMOLITION, REMOVAL AND REINSTALLATION WHERE REQUIRED. 12 FEET ON PALLETS OR IN RAGK5 AND 6 FEET FOR TIRES, PLASTICS AND NO. OF STORIES: 2 agency , 1.01 THE GENERAL CONTRACTOR SHALL MAINTAIN A GURRENT AND COMPLETE SET REMOVE, REVISE, RELOCATE AND REINSTALL AS REQUIRED. ITEMS TO BE SOME FLAMMABLE LIQUIDS. IF HI6H STOCK PILING, COMPLY WITH UFG, YES OF GON5TRUGTION DOGUMENT5 ON THE JOB SITE DURING ALL PHASES OF 1.28 THE 5TARTIN6 OF ANY WORK BY ANY GONTRAGTOR OR SUBCONTRACTOR REMOVED SHALL BE STORED A5 DIRECTED BY OWNER OR PROPERTY ARTICLE 81 AND NFPA 5TD. 231, 2316 AND 231D. FIRE ALARM: GON5TRUGTION AND SHALL PROVIDE ALL 5UBG0NTRAGT0R5 WITH CURRENT SHALL BE CONSIDERED PRIMA FACIE EVIDENGE THAT HE HAS INSPECTED AND DISPOSED OF OFF-SITE. DEMOLITION MATERIALS SHALL BE DISPOSED OF FIRE 5PRINKLER5: NO CONSTRUCTION DOCUMENTS AS REQUIRED. AGGEPTED ALL GONDITION5 INVOLVED IN HI5 WORK AND FINDS THEM OFF-SITE ON A DAILY BASIS. 3.05 PLANS OF MODIFICATIONS TO EXISTING NEW FIRE PROTECTION, DETECTOR OR SATISFACTORY. ALARM 5Y5TEM(S) SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TO ADDRESS: 20331 IRVINE AVE 1.08 THE GENERAL CONTRACTOR SHALL REMOVE ALL RUBBISH 8 WASTE MATERIALS 1.41 THE CONTRACTOR SHALL PROVIDE PROTECTION A5 REQUIRED TO PREVENT ANY INSTALLATION. NEWPORT BEACH, GA 92-701 OF ALL 505GONTRAGTOR5 AND TRADES DAILY AND SHALL EXERG15E STRICT 1,29 BARRIGADE5 SHALL BE ERECTED PER LOCAL DEPARTMENT OF BUILDING DAMAGE TO MATERIALS FOR CONSTRUCTION PREVIOUS TO AND DURING PARCEL PARCEL I OF PARGEL MAP NO, 89-128, P.M.B. 269/39-41 1 9 1 CONTROL OVER JOB GLEANING TO PREVENT ANY DIRT, DEBRIS OF DUST FROM AND SAFETY AND AS REQUIRED FOR SECURITY. GON5TRUCTION AND AFTER INSTALLATION; ALSO EXISTING GON5TRUGTION WITH 3.06 DRAPES AND OTHER DECORATIVE MATERIALS SHALL BE FLAME RETARDENT. AFFECTING, IN ANY WAY, FINISHED AREAS IN OR OUTSIDE OF JOB SITE. AND ADJACENT TO THE JOB SITE. WHERE DAMAGE OCCURS, REPAIR OR CERTIFICATION THERE OF SHALL BE PROVIDED. EX15T LI6HT5, FIRE ALARM DESCRIPTION OF USE: BU51NE55 GONTRAGTOR IS RESPONSIBLE TO SGRAPE OUT, CLEANUP AND REMOVE ALL 1.30 CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING THE INTEGRITY OF REPLACE AS REQUIRED TO THE OWNER'S APPROVAL AT NO ADDITIONAL COST. STATIONS, H05E GABINETS AND EXTINGUISHER LOCATIONS SHALL NOT BE OCCUPANCY LOAD: UNIT E6: BUSINESS (I TO 100) 3,030 50. FT.-31 OCC. �\ DEBRIS RELATED TO THE BUILD-OUT. ARCHITECT 15 NOT RESPONSIBLE FOR EXISTING FIRE RATED WALLS (i.e. NO GAPS, HOLES, VOIDS, UNSEALED CONGEALED BY DECORATIVE MATERIAL. DETECTION OR REMOVAL OF ANY HAZARDOUS MATERIALS. PENETRATIONS, ETC. BEYOND THAT WHIGH GODE ALLOW5). 1.48 ANY REVISIONS OR ADDITIONAL WORK REQUIRED BY THE CLIENT FIELD -31 TOTAL OCCUPANTS GONDITION5 OR LOGAL GOVERNING AUTHORITIES SHALL BE BROUGHT TO THE 3,01 INTERIOR FINISHES SHALL CONFORM TO TITLE 19, GAG, SEG. 2-4204. un LOG THE CONTRACT DOCUMENTS 8 COPIES THEREOF ARE LEGAL INSTRUMENTS OF 1.31 ALL CONTRACTORS AND/OR SUPPLIER REQUESTS FOR SUBSTITUTIONS OF ATTENTION OF THE OWNER BEFORE PROGEEDIN6 REGARDLESS OF COST, TIME 6RO55 BUILDING AREA: 6,108 50. FT SERVICE FOR THE USE OF THE OWNER AND AUTHORIZED REPRESENTATIVES, FOR SPECIFIED ITEMS SHALL BE SUBMITTED IN WRITING, ACCOMPANIED BY THE OR MATERIAL INCREASE. 6 THE DESIGNATED PROPERTY ONLY. THE CONTRACT DOCUMENTS AND GOPIES ALTERNATIVE PRODUCT INFORMATION, TO THE DESIGNER AND WILL BE 3.08 EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OFA Q1 KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. � THEREOF ARE PROPERTY OF STEINER PAL STUDIO. GONSIDERED ONLY IF IT DOES NOT 5AGRIFIGE QUALITY, APPEARANCE AND 46 WALLS AND STRUCTURAL FRAMING SHALL BE ERECTED TRUE AND PLUMB IN ALL CONSTRUCTION SHALL COMPLY WITH THE 2016 EDITIONS OF THE CALIFORNIA BUILDING CODE (GBG), FUNCTION. UNDER NO GIRCUMSTANGES WILL THE DESIGNER BE REQUIRED TO ACCORDANCE WITH THE DESIGN. BRACING SHALL BE PLACED DURING ERECTION 3.OG A "THIS DOOR MUST REMAIN UNLOCKED WHENEVER THE BUILDING IS OCCUPIED" CALIFORNIA BUILDING CODE (CBG) 2016 EDITION CALIFORNIA ELECTRICAL CODE 2016 EDITION C n R 1.10 CONTRACTOR SHALL PATCH ANY EXISTING WALLS, COLUMNS AND/OR SEILIN65 PROVE THAT A PRODUCT PROPOSED FOR SUBSTITUTE 15 OR 15 NOT OF EQUAL WHEREVER NECESSARY TO TAKE GAPE OF ALL LOADS TO WHIGH THE SIGN WITH MINIMUM ONE INCH LETTERS SHALL BE PROVIDED ADJAGENT TO AS NEEDED TO REFURBISH THE LEASE 5PAGE AND REPAIR ALL DAMAGES. QUALITY TO THE PRODUCT SPECIFIED. STRUCTURE MAY BE SUBJECTED. MAIN EXIT DOOR ONLY WHERE REQUIRED. CALIFORNIA MECHANICAL CODE (GMC) 2016 EDITION CALIFORNIA ENERGY CODE 2016 EDITION GONTRAGTOR SHALL REFINISH ANY BLEMISHED DOORS. CALIFORNIA PLUMBING CODE (GPC) 2016 EDITION CALIFORNIA GREEN BUILDING 5TANDARD5 CODE 201b EDITIONO R 1 W I T� 1.32 INSTALLATION OF ALL 5ELEGTED MATERIALS SHALL BE COMPLETE IN ALL 1.50 THE CONTRACTOR SHALL PROVIDE ALL NECESSARY BLOCKING, BAGKING, 3.10 "EXIT 516N5 SHALL BE IN BLOGK LETTER MINIMUM 6 INCHES HIGH. LUMINANCE 1.11 PREPARE ALL FLOORS AND WALLS TO RECEIVE NEW FINISHES, U.N.O. RESPECTS PRIOR TO FINAL AGGEPTANCE. ANY MISCELLANEOUS ITEMS OR FRAMING HANGERS OR OTHER SUPPORT FOR ALL FIXTURES, EQUIPMENT, ON FACE OF SIGN SHALL BE 50 LUX. ALL NEN CONSTRUCTION TO COMPLY N1TH CHAPTER IIB of THE C.B.G. WITH REGARD TO ACCESSIBILITY AND PATH of r l MATERIALS NOT 5PECTIGALLY NOTED, BUT REQUIRED FOR PROPER GABINETRY, FURNISHINGS AND ALL OTHER ITEMS REQUIRED THE SAME. TRAVEL ISSUES. \.J 1.12 CONTRACTOR AND SPACE PLANNER TO REVIEW CHALK LINES PRIOR TO INSTALLATION SHALL BE FURNISHED AND INSTALLED BY THE GONTRACTOR. THE REFERENCE ARCHITECTURAL DRAWINGS. 3.11 "EXIT" SIGNS SHALL BE APPROVED SELF-POWERED OR ELEGTRONIGALLY COMMENCEMENT OF PARTITION CONSTRUCTION. CONTRACTOR SHALL FURNISH TO THE OWNER ALL WARRANTIES AND ILLUMINATED AND ENERGIZED FROM SEPARATE GIRGUITS, ONE OF WHIGH U_J Cie LU GUARANTEES REQUIRED AT THE GONGLU51ON OF WORK. 1.51 THE CONTRACTOR SHALL PROVIDE THREE (3) SETS OF SHOP DRAWIN65 TO THE SHALL BE PART OF THE CRITICAL EMERGENCY SYSTEM (TO ENERGIZE WITHIN 1.13 ALL PENETRATIONS AT ONE OR TWO HOUR PARTITIONS SHALL BE PROTECTED DESIGNER FOR DESIGN APPROVAL AFTER HE HAS REVIEWED THEM FOR ONE SECOND OF POWER FAILURE). EXIT PATH LIGHTING SHALL BE PART OFoe BY FIRE DAMPERS. 1.33 THE GONTRACTOR SHALL SUBMIT GUT SHEETS OF ALL FIXTURES, SHOP CONSTRUCTION AND GONFORMANGE WITH THE GONTRAGT DOCUMENTS. I-�- DRAWINGS AND SCHEDULES TO THE INTERIOR DESIGNER FOR APPROVAL THE EMERGENCY 5Y5TEM (TO ENERGIZE WITHIN TEN SECONDS). 1.14 CONTRACTOR SHALL PROTECT ALL EXISTING AREAS. BEFORE ORDERS ARE PLACED AND RELATED WORK IS BEGUN. ANY 1.52 THE CONTRACTOR SHALL SUBMIT SAMPLES OF MATERIAL FINISHES TO THE 12 ALL EXIT SIGNS MUST BE ELECTRIC, FABRICATION DONE PRIOR TO THE APPROVAL OF SHOP DRAWINGS BY THE DESIGNER FOR APPROVAL PRIOR TO INSTALLATION. FAILURE TO DO 50 WILL 3. WITH EMERGENCY POWER BACKUP. SEE 5 CONTRACTOR SHALL SUBMIT CONFIRMATION WITH DELIVERY DATES FOR INTERIOR DESIGNER SHALL BE AT THE GONTRAGTOR'S RISK. BE THE TOTAL RESPONSIBILITY AND LIABILITY OF THE CONTRACTOR WHETHER ELECTRICAL SHEETS. ORDERS OF MATERIALS AND EQUIPMENT OF ANY LONG LEAD TIME ORDERS SPECIFIED CORRECTLY OR INCORRECTLY ON THE CONTRACT DOCUMENTS. THIS 3.13 IF CORRIDORS IN THIS BUILDING ARE NOT RATED FOR ONE HOUR THIS SPACE WHIGH MAY AFFECT THE SCHEDULE. 1.34 ALL WORK SHALL BE SCHEDULED AND PERFORMED 50 AS NOT TO DISTURB OR REQUIREMENT 15 FOR DOUBLE-GHECKIN6 PURPOSES. CAUSE DAMAGE TO ANY TENANT IN THE BUILDING. SCHEDULE AND COORDINATE MUST HAVE SMOKE DETECTORS EVERY 30 FEET TANDEM WIRED PER 2001 GBG SEG. 3305.6.5 THROUGH THE EXIT ARE AND RECEPTION ROOM. SCOPE OF WORK I.I6 PLANS FOR ALL FIXED FIRE PROTECTION EQUIPMENT SUCH AS STAND PIPES, ALL WORK, FREIGHT ELEVATOR USE AND TRASH REMOVAL THROUGH THE 1.53 REMOVAL OF EXGE55 MATERIALS, TOOLS AND EQUIPMENT RELATED TO EACH SPRINKLER SYSTEMS & FIRE ALARM SYSTEMS, MUST BE SUBMITTED TO d BUILDING MANAGEMENT. PORTION OF THE WORK SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR 3.14 SEPARATE PERMIT REQUIRED FOR SPRINKLER SYSTEM. I p l APPROVED BY THE FIRE DEPARTMENT OFFICIALS BEFORE EQUIPMENT 15 INVOLVED, WHO SHALL REMOVE THEM FREQUENTLY DURING GON5TRUGTION AND Y 6 t INSTALLED. 1.35 THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR REPORTING ANY UPON COMPLETION OF HI5 WORK. ­==INAE BASE BUILDING GONSTRUGTION DEFECTS TO THE BUILDING MANAGEMENT AND 3.15 SPRINKLER DRAWIN65 TO BE SUBMITTED AND PERMIT ISSUED WITHIN TWO � TENANT IMPROVEMENT OF EXISTING OFFICE SPAGE INTO NEW MEDICAL EXAMINATION LILT INSTALL ALL MANUFACTURED ITEM5, MATERIALS AND EQUIPMENT IN STRICT WEEKS FROM BUILDING PERMIT ISSUANCE ROOMS AND OFFICES INGLUDIN6, NEW INTERIOR PARTITIONS, FINISHES, 5TRUGTURAL OWNERSHIP. THE GENERAL CONTRACTOR R SHALL AL50 TAKE ON THE 54 DAMAGE TO OTHER WORK BY A SUB CONTRACTOR SHALL BE REPAIRED BY L u Y AGGORDANGE WITH THE MANUFACTURER'S 5PEGIFIGATION5. RESPONSIBILITY TO ENSURE THAT GORRECTION5 OF SUCH DEFEGT5 ARE THE TRADE WHOSE WORK 15 DAMAGED AND SHALL BE GHARGED TO THE AND MEP. i W I' PERFORMED PRIOR OR DURING CONSTRUCTION OF THE TENANT SUITE TO 5UB-CONTRAGTOR. 3.16 ARCHITECT oR DESIGNER TO COORDINATE SPRINKLER DRAWIN65 WITH CORRECT THESE DEFICIENCIES. ARCHITECTURAL DRAWIN65 AND CERTIFY SPRINKLER DRAWIN65 STANDARD SYMBOLS EGRESS PATH VICINITY MAP owner SYM. DESCRIPTION project number : 0817 file name: T-I.DW6 J . ROOM NAME d NUMBER 3I drawn by: checked by: AS A _ GRID LINES � date: 8/17 Rev: date: description: o _ DETAIL NUMBER PLAN GHEGK SUBMITTAL DI SHEET NUMBER O 5EGTION NUMBER g DI SHEET NUMBER ITE E15Aly' �c7+�+u�r'+r �uRPC1PT ,/ r p�, ELEVATION NUMBER ❑ 030 SF/1100 1 "i AS SHEET NUMBER o 0 31 1� o A a DOOR NUMBER, DOOR TYPE $ HDWR. TYPE ID D �70 KEY NOTE NUMBER c�o Ib THIS DRAWING AND THE DESIGNS, DEPIGTIONs, IDEAS AND YOTHER INFORMATION CONTAINED HEREIN CONSTITUTE PARTITION TYPE L J4f14 "IF UNPUBLISHED WORK OF STEINER PAL STUDIO AND SHALL REMAIN THE PROPERTY E AMY STEINER IN PERPETUITY. T PART THEREOF SHAL BE REPRODUCED,D,DI IN ANY N DI NITH UTET A REVISION NUMBER - - /ti .y�r SOLD PANCEDED OR OTHERWISE USED IN ANY A Y WITHOUT THE �W�W� V RC ADVANCED EXPRESS WRITTEN CONSENT OF AMY STEINER. CAMPUS 0 GT-I FINISHES 8 NUMBER �p ' a 'RA? drawing title: 31 41 CASE HEI6HT­34 TITLE SHEET M 24 CASE DEPTH �•.�" 20 W.LG. MODEL NUMBER CASE LENGTH 36 L LOCKABLE - IF REQUIRED ? drawing no.: SYMBOLS AGGESSIBLE ENTRANCE SIGN, SEE DETAIL 1/5.01yb_ PROJECT O = tt OF OGCUPANT5 IN EA. 5PAGE ry 0 = a OF OCCUPANT5 AT E6RE55 16. ■ k SFE To 1 drawing 1 of PAgni - iO C � si � V N 0 W Q 'LTJ/) S�P•t .� w E QY M as 4+ c° U I� _ Q i X m Z = n L t N Lr) (1) U O� LL a= Q 6� Ucy 4--1 cn p >O C E 00 Q7 nAA TF 8,318 G.S.F SUITE 3 B u i l d i n g El C 20351 Irvine Ave. 0 379 59 G.S.J. D ® ® a N B 11 �I 10,945 G.S.F. N 20371 Irvine Ave. ,q N W N Ems C t6 V �- 90 Building 6,490 G.S.F. agency , B , DE-1 E o, 20361 firvine Ave. Building D ' 7 0 20341 ® Irvine Ave. ❑ L.-1I ® 0 , Iw ® 0 r 99062 G.S.F. Building EXIBTMG SIGN,BEE 122797 G.S.F. DETAIL IB/IA-73. 20321 Irvine Ave. Building 20331 Y I I ' E ' Irvine Ave. owner n project number file name: sP-Loho C=::7 drawn by: A's' checked by: JOAs date: b, 4 Rev: date: description: PLAN CHECK SUBMITTAL a TRASH ENCLOSURE AREA O� WORK NOTES: • GENERAL PLAN GO-6 GENERAL GOMMERGIAL OEEIGE 0 ZONING SP-� SANTA ANA HEIGHTS SPEC/FG PLAN • PARKING PER SP-7 ZONING, SEE ATTAGHED PARKING STUDY ENTADNCIH"REINDTHS DT�UN�BPI�CTEDW�RKIDEAS AND 07OF HRINF PAL STUDIO NO PROPERTY LINE GHAN6E5 SHALL REMAIN THE ED,DISCLOSED, OF AMY STEINER IN OLD PU L1 NO PART THEREOF SHALL BE REPRODUCED,DIS'LOSED,DISTRIBUTED,SOLD,PUBLISHED OR OTHERWISE USED IN ANY WAY WITHOUT THE ADVANCED EXPRE55 WRITTEN CON5ENT OF AMY • NO SET BAGK GHAN6E5 STEINER. drawing title: SITE PLAN TRUE NORTH drawing no.: ASol OVERALL CENTER SITE PLAN • EXISTING16 scALe: r' = so'-o" drawing of -- D ' • • - ON U 111: t203 �A 101M"7 40 Lr) r x K-Ip. I •, i n� y • w> S r tFm - 1 yy , ( I . CN Lr) JW _ 1� ' •\ •• 00 . i .: ,. _ om— va ,,��yy' ♦ { rye •0 °�.&& H, �I ., Mr � Ss Go _ �•� Y �d tF.. rr ` ' S<`m� �4 .'� '•�' f. �" ;�s` a. ,�,i+. i ��• �,a Ota �; t:' � r .�}� ,y, s , ,- .;`'.� 1' r-, ,/- _ y,'. ' _ SE 1. -• 1 i �yy� t :�-R,�,: l/y�•t,J-. v -. i� .,� ,. s_ ',: ,1•Y.,lr• Vi�'� _ rx�.• ,/r e� ' � s . V� a�+l� q`,i<< ^.,l r ,� ,l � �':> . � .. ,o`7/ -'iF. 'r yi i _ '4 -`j`� •M,: eY�: 'r , 11�a � ` �t. �. �r�. 7 '" �1. I t 1 U� "�i ;i `i _ _ a,i, .9.. I �t oak i- IE..M.h Y•' `'I '.� 9 a` ®t 1 ¢t a Y� ,/' _ -_.. _ ' I 4: I ° t y 9 , 6 t. ..,gyp :'+� • .. •�j � `r - i �-? v •�sJ 3M1 �,,,,. \I �_�\ .kp.r 11�� �\� fr.:- I� r agency' _':,�_: •r' a - t .. � 7 .,rl •` .._ K . '��' I _, ., _ -. _ '. :f :+. =.".ice" • c '_"-� i 'z I _ 'I_ —, "F , t _ - y.s. � I a - --- ----_ - ItY , LI" - .:. I y� A� ✓ ,. y,,.. r 0. a 7 I 1 t,, , p A t34 - _ zi lei .t .- Y kp " ` ` a . , '' ;;' •. „+,c_ -. ; I I .. t., :,x .Ik>a s. 11 r�!F: Baa"*-' ,, � ^� • , ' w �' .:,:pe' g::Y. ... - , I ,.Y .fir ,. .. • ' e u '�. 4` Y �. pf+SDS: .3 ':. i nukshell tt,l project num• - 0817 IVS file name: AS-2.DWG 1 _ .. - .. d I �r , I J -�Is..�•ir�-1•.. YAfo,`ac' Ya .�. �t■!: U;- ' ,�k1 _� - o drawn by. A.S. checked by. AS IldVr tI� + lrr"m 17" ,' date: 8/17 Rev: date: description: THIS DR^KN& AND THE DE516IN5,DrIFIC71ONS, IDEAS AND OTHER INFORMATION CONTAINED HrPrIN CONSTITUTE 0140090=1111 mi-W I ADVANCED EXPRESS ViRI77EN CONSEN7 OF AMY STEINER. _ _ 4 ' , r . cy - drawing EXISTING II DING PHOTOS• • drawing no.: p AS [Mz drawing Of P - - Project Plans L L O O EGjE 7'vd� C THE JETTY AT NEWPORT BEACH THE JETTY AT NEWPORT BEACH P e 6y, LE V CONDOMINIUM PLAN CONDOMINIUM PLAN ¢ w o PARCEL 1 OF PARCEL MAP No. 89-128, P.M.B. 269/39-41 PARCEL 1 OF PARCEL MAP No. 89-128, P.M.B. 269/39-41 Jy7 cr StP � w Ju1Al� 8� BUIL ® INC LOCATIC, N PLAN BUILLD I NG " E " ENVELC) PE PARCEL 1 OF PARCEL MAP No, 89- 128, P.M. B. 269/39-41 SCALE : 1 "=30' N � YYp G _ o--D bRIV� �1 ,� °E 0 R o Lo R r BEA y � �r RAD ($qhs � N d c L U $ C h c' `1 wN G� 200.55' P143�1254W 36BEA$dJos� C 0 N 7 y I I_ 61 6'�I LINE TABLE gjyts�l! 19 - '� fV BEARING LENGTH ° -- PRC L9 AS$DCIAno� i^ 167.64, MM L a0 U L1 N34'03'04"W 12.78 a G 1 N52^SO'12" K" "� Ln L2 N20'59'03"E 15.34 1 ',® �i/ PRDPER��, _ ro�� I„ UNIT E1 ^I o Y, Q L3 N40'39'19"E 14.45 m 1 1 1 ® 1 a L4 N49'20'57"W 54.06 r 1 f l f m I� �I O `� L5 N49'20'57"W 70.11 ` � m �! C qpz L6 NO3'15'05"W 132.71 f 1 4776 I E Lr)- L7 N49'20'57"W 9.79 p ` p _ " �, li) I UNIT E2 R M C�A Ln LB N49.20'57"W 10.10 1 1 w 1 1 fir- � �I L9 N35009'04"W 12.63 1 1 O ] �� J 3.8' L Q L10 N40'38'35"E 55.60 p f P q '� 2.3' o U N L11 N42'43'52"W 60.35 1 PARC E L l O- p Tri?� E c% 0 1 a U W UNIT E3 ' A® L12 N4243'S2„w 51.53 1 (PARCEL MAP No. 89- 128 I, V ��y L13 N42'43 52 W 65.56 1 1 1 ^ I C) E 00 - L14 NO2.29'06"E 33.33 1 P.M. B. 269/39-41 1 I vl E Q 1 1 1 I h I L CID L7E4 I f Z_ 1 g 1 o Pito AREA OF WORK _ 1 � p 1- L5 ® ` ] 3 1 > on Iv UNIT E5 5.7'-I I 4i 4.6, E.U.A. �4 1' I y X4.6 P �\\Q0Q Gg 0$& ��/ W ? = I X4,1 p Q O 1 1 ��� t\ 0 VdQk� o l a n W E.U.A. r a 1 1 oOP ph�O 0 �i EE z p ] �SCURVE TABLE I UNIT E6 v3.9' l� R " ! oCURVE DELTA RADIUS LENGTH "N DIqh Ln C! 24713'13042.00' 181.47' 3UNIT E7 C2 6733'13' 13.00' 15.33' I 3.9'YI I L !p r f P C3 10°06'20' 375.00' 66.14' o I a r - - - - T E C4 8'44'39® 056.00' 161.16' C5 5'44'111 p 056.00 105.73' =I 13.0 i _ 51. �I o - - - - - - V C6 2'I6 28 056.00 41.92 t 51.6 �I E �1 13.0' I� c7 104'12'21` 42.00' 76.3s' m w L AC�r 105. 1� C6 143'2052' 42.00' 105.08' m . 7 MM JVO 56 N49'2041"W 5 10 1 2 AREA OF WORK i GRAPHIC SCALE SEE PAGE 5 FOR BASIS OF BEARINGS;, SEE PARCEL MAP No. 89-128, P.M.B. 269/39-41 FOR MONUMENTATIION INFORMATION. (C.A.) DENOTES COMMON AREA E.U.A - DENOTES EXCLUSIVE USE AREA } ENOTES BOUNDARY OF PARCEL 1, P.M.B. 269/39-41 SEE PAGES 42 THROUGH 48 FOR UNIT PLANS BUILDING "E" ENVELOPE VERTICAL LIMITS: Q - - - - - -DENOTES BUILDING ENVELOPE LINE I - - - - -DENOTES BUILDING ENVELOPE LINE LOWER LIMITING ELEVATION=22.00 N DENOTES STREET CENTERLINE DENOTES UNIT BOUNDARY ------------DENOTES TIE MEASUREMENT TO BUILDING ENVELOPE UPPER LIMITING ELEVATION =66.00 1363 The Jetiy Condo Boundary May 15, 2017 PAGE 7 1363 The Jelly Condo Buildings May 15, 2017 PAGE 13 N E Y L C tC V Q- agency , THE JETTY AT NEWPORT BEACH CONDOMINIUM PLAN PARCEL 1 OF PARCEL MAP No. 89- 128, P.M.B. 269/39-41 UNIT E6 PLA " j SCALE : 1 ` 10' O � < IF - - - 1 0 1 o FI (C.A.) J 0o UNIT E-5 Cie 16.4' 4.1W O 4.6' 0.9 41,8' a °'B J N EUA E7 zo cn 11.5' 4.9' 3.5' 01 EUAE6Po (AAND` �L o I E7 (C.A.) f t 1 4.9' 1 0 1 3.9' I cn I I I I owner UNIT E6 I � project number : 0817 4.6' L.E.=30.9 C.A.)I U.E.=43.2 I file name: As-3.DWG drawn by: A.S. checked by: AS -0.7' I l date: 8117 I I 5,2' 4.8' 4.4' I I Rev: date: description: I 3 9' 4.3' E 6 0 EnCD 0 00 v I I - PLAN GHEGK SUBMITTAL 0.5' °' AND N I E7 0 0 0.1 - I 5.2' 4.8' o o " I - (C.A.) w PART OF E7 w o J.tr 0 I V 17.9' J 37.5' I - - - - - - - -- - - - - - - - - I- L - - - - - ��� - - - - --E - 51.6' i 1-13.0' THIS DRAWING AND THE DE5ICN5,DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF STEINER FAL 5TUDI0 AND SHALL REMAIN THE PROPERTY OF AMY STEINER IN FERFETUITY. NO FART THEREOF SHALL BE REPRODUCED,DISCLOSED, DISTRIBUTED, SOLD,FUBLI SHED OR OTHERWISE USED IN ANY WAY NITHOUT THE ADVANCED EXFRE55 WRITTEN CONSENT OF AMY STEINER. drawing title: EUA - DENOTES EXCLUSIVE USE AREA CONDO MAP SEE PAGE 13 FOR BUILDING PLANS (C.A.) - DENOTES COMMON AREA WITHIN BUILDING L.E. - DENOTES LOWER LIMITING ELEVATION OF UNIT DENOTES UNIT BOUNDARY- - - - -DENOTES BUILDING ENVELOPE E LINE U.E. - DENOTES UPPER LIMITING ELEVATION OF UNIT drawing no.: 1363 The Jetty Condo Units Moy 15, 2017 PAGE 47 ASE3 drawing of P - - 1ST FLOOR PLAN UNITC 5,030 sF v L o y ._ T-1 I/2'' 9'-6 1/21, 4' 0" PCZ ° b/� V ro 0 W Yf z STAIR # 2 EI 109 III 5F e CM I.T. N CLOSET EXAM 6 IT] 3 1 m r\ STORAGE 0 108 OFFICE 1215E 110 ° OFFICE ❑ ❑ 125 5F 31 5F - -L tv U LnLn i I� a✓ Q �O >' i X f7 7 `- C) 0 C U Z pip = � Lr) i N Lr) 6) Qi) EXAM ci F114 4 -' TSO 4'-411 153 SF Q TOILET Ol 68 5F 4'-411 J 0 BREAKROOM OFFICE 6 94 5F °16 5F ❑ P 9'-s 9'-s,1 OFFICE 0 115 TOILET os 55 5F OFFICE OFFICE 18 l 95 5F 95 5F PHOTO ELEVATOR N 7105-1EQUIPMENT 11 5F IIb HALL 49 5F 04 498 5F GHEGK-OUT r 1 DESK p��� 1 x PRINTER/SUPPLIES ❑ ❑ �r �W 1 /�I IJI III 1 Q ELEVATOR N 1 ADMIN 1 43 5F 02 ICE 103 RCE GHEGK-IN r 3s 5F STAIR # 1 m ry RECEPTION/ 21 a enc g y ❑ WAITING m sF LEI LOBBY 196 SF 00 51 SF I i I O � O < 7 Ld 11'-91/2" B_& J e PRO-EGT NORTH 9 1 ti 0 1' 2' 4' S' ❑ FIRST FLOOR PLAN • E6 1 GENERAL NOTES L'J A. NO PROPERTY LINE GHANH5 I @ 1 5. NO 5ET BACK GHAN6E5 owner project number : 0817 file name: A-i.Dwc drawn by. A.S. checked by: As date: 8m Rev: date: description: PLAN CHECK SUBMITTAL ■ ■ THIS DRAWING AND THE DE516N5,DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF 57EINER PAL STUDIO AND SHALL REMAIN THE PROPERTY OF AMY STEINER IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, DISCLOSED,DISTRIBUTED, SOLD,PUBLISHED OR OTHERWISE USED IN ANY WAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF AMY STEINER. drawing title: 1ST & FLOOR PLAN drawing no.: drawing of P - - N L 0 3" 16'-2 1/2" y •0 '� Nl 2ND FLOOR PLAN TIT E-1 s'N�o s m M 0 W Q STORAGE y��/7 10 � 30 SF Oe o CM TOILET CLEAN/DIRTY 208 2O1 PROCEDURE ROOM 68 5F 85 5F = a U 1 206 � � d" oLl 268 5F 0 Z] N �J s HALL 209 Lam' � STAIR # 2 9e SF i X 211 +J U C1AZ 36 5F ti/J tai _ = Lr) i N Ln ADMIN C Q C7) +� 9'-I I/2" D 236 5FF � ® r BREAKROOM O E 00 >10 l' 6 I/2" 221 L TOILET 105 5E JANITOR o ¢ — 212 � RECEPTION/ 204 PREP � a3 5F WAITING u SF 203 20l 84 5F 0 F 1 � 100 5F Ll 2" O a STORAGE zoz Cn EXAM 13'-3" 46 5F I E2 3 4' 0" 132 5F EXAM E220] J w 131 5F F HALL _ _ _ F I zn LOBBY 298 SF 6'-9 I/2" 200 L 165 5F OFFICE r zi4 ADMIN I 02 5F 218 1214' , l8 5F WAITING ROOM ELEVATOR j 219 dN 151 SF CLOSET E 0'-5" �� 33 5F 1 // I c Q OFFICE agency 21510 102 5F OFFICE OFFICE N 222 223 - 115 5F 115 5F OFFICE E2 6 9� 5F r 11'-9" l' � _ -8 I/2" 8'-� I/2" � � V PROJECT NORTH 9 9 R 0 1' 2' 4' 8' SECOND FLOOR PLAN - E7 2 SCALE: I/4" = I'-O', �--- GENERAL NOTES < " a " A. NO PROPERTY LINE GHAN&E5 6 9 f I ! 1 5. NO 5ET BACK GHAN6E5 owner project number : 0817 file name: A-i.DwG drawn by. A.S. checked by: As date: 8m Rev: date: description: PLAN CHECK SUBMITTAL ■ ■ 7HI5 DRAWING AND THE DE516N5,DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF 57EINER PAL STUDIO AND SHALL REMAIN THE PROPERTY OF AMY 5TEINER IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, DISOLOSED,DISTRIBUTED, SOLD,PU51-I51HED OR OTHERWISE USED IN ANY WAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF AMY 5TEINER. drawing title: 2ND FLOOR PLAN drawing no.: drawing of Planning Commission-May 9,2019 Item No.3a Additional Materials PresentedAt Meeting : Anton Aesthetics(PA2019-025) Anton Aesthetics Conditional Use Permit 20331 Irvine (PA2019-025) Outpatient surgery center 8 am to 5 pm, Monday through Friday Appointment only, one doctor on -site r Medical use consistent with purpose of PA Zone k Required ` ei►yJ.;_. Parking provided Consistent with General ' Fps Plan �� ■� �u �..