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HomeMy WebLinkAbout04 - Mon Reve Dance Studio Minor Use Permit - PA2016-023 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 C`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 24, 2016 Agenda Item No. 4 SUBJECT: Mon Reve Minor Use Permit (PA2016-023) 1000 Bristol Street North, Suite 26 • Minor Use Permit No. UP2016-005 APPLICANT: Jonathan L. Zane Architect OWNER: L.S.W. Ltd. PLANNER: David Lee, Planning Technician (949) 644-3225, dlee@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC11 (Newport Place) • General Plan: CG (General Commercial) PROJECT SUMMARY Request for a minor use permit to allow for an instructional dance facility. The facility will provide group instruction to a maximum of 15 students at a time. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2016-005 (Attachment No. ZA 1). DISCUSSION • The project will be located in a vacant retail space previously occupied with a physical therapy medical facility, within the Plaza Newport Shopping Center. The center is developed with four (4) multi-tenant buildings and a surface parking lot with 236 spaces. Mon Reve Minor Use Permit Zoning Administrator, March 24, 2016 Page 2 • The property is located within General Commercial Site 3 of the PC-11 (Newport Place Planned Community) Zoning District. Pursuant to the PC-11 Development Plan, General Commercial sites allow for institutional, instructional, and educational uses, subject to a use permit in each case. An instructional dance facility is considered an instructional use. • PC-11 does not provide a specific parking rate for institutional, instructional, and educational uses. The use shares similar characteristics and intensity to the large health and fitness facility land use, as defined in the Municipal Code, which has a parking rate of one (1) space for every 200 square feet of gross floor area. The previous use was a physical therapy medical office, which also required a parking rate of one (1) space for every 200 square feet of gross floor area. Therefore, there is no change in parking demand associated with the change of use and no additional parking is required. • Although the proposed hours of operation are between 9:00 a.m. through 11:00 a.m. and 3:00 p.m. through 7:00 p.m., Monday through Saturday, staff is recommending a condition of approval that would allow hours of operation between 8:00 a.m. to 8:00 p.m. daily, in order to provide future flexibility with operations. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. This project involves interior alterations to convert vacant space previously used as physical therapy medical facility to an instructional dance facility. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. TmpIt:10-02-15 Mon Reve Minor Use Permit Zoning Administrator, March 24, 2016 Page 3 Prepared by: David S. Lee, Planning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:10-02-15 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2016-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-005 FOR AN INSTRUCTIONAL DANCE FACILITY LOCATED AT 1000 NORTH BRISTOL STREET, SUITE 26 (PA2016-023) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jonathan Zane, with respect to property located at 1000 Bristol Street North, Suite 26, and legally described as Parcel 1, in the City of Newport Beach, County of Orange, State of California, as shown on a Parcel Map filed in book 97, pages 18 and 19 of Parcel Maps, in the Office of the County Recorder of said County, requesting approval of a minor use permit. 2. The applicant requests a minor use permit for an instructional dance facility located in a 2,581 square-foot suite within the Plaza Newport Shopping Center. 3. The subject property is located within the PC-11 (Newport Place Planned Community — General Commercial Site 3) Zoning District and the General Plan Land Use Element category is CG (General Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 24, 2016 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act, pursuant to Section 15301 (Class 1 — Existing Facilities). 2. Class 1 exempts minor alterations to existing facilities that involve negligible expansion of the use. This project involves an interior remodel of an existing commercial space and a change in use from a physical therapy facility to an instructional dance facility, with no expansion of use. Zoning Administrator Resolution No. ZA2016-0## Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.E (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit 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 designation for this site is CG (General Commercial). The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The instructional dance facility is consistent with this land use designation, as the use will serve residents in the area. 2. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The subject property is located within the General Commercial Site 3 of PC-11 (Newport Place Planned Community) Zoning District. Pursuant to the PC-11 Development Plan Part II (Commercial), Section II (Permitted Uses), Group II (Commercial Uses), F (General Commercial), General Commercial sites allow for institutional, instructional, and educational uses, subject to a use permit in each case. An instructional dance facility is considered an instructional use. 2. PC-11 does not provide a specific parking rate for institutional, instructional, and educational uses. The use shares similar characteristics and intensity to the large health and fitness facility land use, as defined in the Municipal Code. This use has a parking rate of one (1) space for every 200 square feet of gross floor area. The previous use was a physical therapy medical office, which also had the parking rate of one (1) space for every 200 square feet of gross floor area. Therefore, there is no change in parking demand associated with the change of use and no additional parking is required. 3. As conditioned, the proposed use will comply with all other applicable provisions of the Zoning Code and Municipal Code. 02-02-2016 Zoning Administrator Resolution No. ZA2016-0## Page 3 of 7 Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The proposal is to establish an instructional dance facility located in the Plaza Newport Shopping Center. The proposed suite for the facility was previously occupied by a physical therapy medical office. 2. The project site and surrounding area consist of a mixture of nonresidential uses including eating and drinking establishments, a hair and nail salon, mail services, and retail uses that serve residents and visitors to the City of Newport Beach. The instructional dance facility will continue to provide a service, consistent with existing and permitted uses in the area. 3. The existing 236-space parking lot provides adequate parking for all uses within the shopping center and the proposed instructional dance facility will not require the provision of additional parking on-site. 4. A maximum of 15 patrons and 3 employees are expected inside the facility at any one given time. The facility will provide group instruction and the patrons may be dropped off before the class starts. The operating characteristics of the facility are compatible with the existing service uses in the vicinity and will have a minimum impact on the parking at the plaza. 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 shopping center property is 3.9 acres in area, and is developed with four (4) multi- tenant buildings and a 236-space surface parking lot. The existing building and parking lot have functioned satisfactorily with the current configuration. The parking lot fronts Bristol Street and has two (2) vehicular access points in and out of the shopping center. 2. Adequate public and emergency vehicle access, public services, and utilities are provided on the property and the proposed instructional dance facility will not change this. 02-02-2016 Zoning Administrator Resolution No. ZA2016-0## Page 4 of 7 Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The proposed use will not operate with late hours, which will minimize any potential detrimental effects on the surrounding area. 2. The shopping center is not located within an area with problems of blight and deterioration. 3. The project has been conditioned requiring all doors and windows to remain closed at all times, limiting the potential for noise related impacts associated with music. 4. The proposed instructional dance facility will provide additional services to the residents in the surrounding area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-005, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 24"' DAY OF MARCH, 2016. Patrick J. Alford, Zoning Administrator 02-02-2016 Zoning Administrator Resolution No. ZA2016-0## Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The 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 Minor Use Permit. 4. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Minor Use Permit or the processing of a new use permit. 6. Group instruction shall be limited to a maximum of 15 persons at any given time. 7. Hours of operation shall be limited to between 8:00 a.m. and 8:00 p.m., daily. 8. Doors and windows shall remain closed at all times. 9. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. Prior to 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. 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through 02-02-2016 Zoning Administrator Resolution No. ZA2016-0## Page 6 of 7 Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 13. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 14. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of- way. 15. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 16. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 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. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 19. 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 Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Mon Reve Minor Use Permit including, but not limited to, UP2016-005 (PA2016-023). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other 02-02-2016 Zoning Administrator Resolution No. ZA2016-0## Page 7 of 7 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. 02-02-2016 Attachment No. ZA 2 Vicinity Map VICINITY MAP Project Location we fill '`,"`� p � x�'`�� Fla fist � ,► r s, .R Minor Use Permit No. UP2016-005 PA2016-023 1000 Bristol Street North, Suite 26 Attachment No. ZA 3 Project Plans REVISIONS DATE: BY: 5 s„ r w unir,e,wy Sr 'oiJ, �c� ; of celilorme r ?e NonM1 tehCa = mpus m •"a"emrCondWor 4i6:rrer err a ` b PROJECT LOCATIO �1 dad snetol st N c �F Q v r U Q VICINITY MAP u � Q Q Primary Owner: L S W LTD — _ ~ Qa Mail Address: 1603 EMERALD BAY UJU Q Z Q Q LACUNA BEACH CA 92651 J 1(j) Site Address: 1000 BRISTOL ST NZ W J NEWPORT BEACH CA 92660 O H O _l Q Z County:ORANGE Q Assessor Parcel Number: 427-241-04 Housing Tract Number: �J Lot Number: Page Grid: 889-F1 Legal Description: Abbreviated Description: P BK 81 PG 43 PAR 2 S�� ARc I I Property Characteristics NOT - A - PART Year Built: 1977 Square Feet : 10,300 SF a � I NOT - A - PART I ZZrn \\\ Lot Size : 1.92 AC NO.-C 11,046 Zoning: Use Code :Community:Shopping Plaza,Shopping Center, Mini-Mall �� REN.8-31-17 NOT - A - PART F o¢ No of Stories : 1 � e L Op DATE : plot dote �A�f AREA OF TENANT IMPROVEMENT: 2,520 50. FT. TYPE OF CONSTRUCTION: V-B 5PRINKLERED OGGUPANGY: B 0 PATH OF TRAVEL e e 0 Z:EI ROM ARH/G A 551B_E PKING o LS ® ® U) I H N W O� LJJ Q O U H r v d o NOT - A - PART LLo Q ~ moLn w L � cnm a Z oma a If E LTJ J o o � ® 0 \ o a O Oft, lU x LJ I 3 AGGE559W RAMP ® � I� z 5% MAX SLOPE if 2% MAX GPO55 SLOPE z Z M O I EXI5TIN6 V DITCH NOT - A - PART F ~ APPLICABLECODES: Q State Code: 2013 C.B.C. 2013 C.P.C. 2013 C.E.C. 2013 C.M.C. „a 2013 C.F.C. vvyvrjrj o EXI5TING SHARED DRIVE APPROACH 2013 California Green Building Code0 Rj"p.mP.!a a^p� 25' 2013 California Energy Code 0CiL)CLU)UU go On All new work shall comply with listed codes and all MMMMMM 12U� current local and state ato nendments. .ti.ti.ti.ti.ti.ti 000000 m:g N CVNNNN .d SITE DATA r; w �y mm U — — rpipolleWw� eod a 2it4uu tog BRISTOL STREET G-1 SITE PLAN, VICINITY MAP, 51TE DATA, SHEET INDEX C61CVCVCV. CQCOCO po-j EXISTING DRIVE APPROACH G6-1 CALIFORNIA GREEN CODE REQUIREMENTS 00000000 c A-1 OVERALL FLOOR PLAN c A-1.1 ENLARGED FLOOR PLAN, NOTES, DETAILS L M-1 MECHANICAL PLANS y w ) o o y M-2 MEGHANIGAL PLANS �' p M-3 MECHANICAL PLANS °� o o M-4 MECHANICAL PLANS 3 M-5 MECHANICAL PLANS a o o a o � SITE PLAN DIG LERT E-I ELECTRICAL PLANS , "3a 2 DIAL TOLL FREE E-2 ELECTRICAL PLANS E-3 ELECTRICAL PLANS N o 0 SG _ -0 1-800-227-2600 AF LEAST TWO DAYS E-4 L16HTIN6 TITLE 24 Nrrolze you DI° E-5 L16HTIN6 TITLE 24 ONDFRGROGNTSFRVICF,tLFRT OF SCH ITUERN CALIFORNIA �^' .� .ti ,�-+ C IMPORTANT NOTICE O3 scoden 4316142/7 or lbe covemmenr code O O 'rsr a a DigAket IdentiEcatioo Number ,,.d beforea"Peemit to Encevale" will be valid.For your DigAled I.D.Number (`aDATE 12-14-2015 ll Underground Service Alert TOLL FREE 1-800-227-2600 'r..r..ertma dor.ner Rnn ais SCALE : 1" = 30'-0" DRAWN : Kenneth JOB : -- SHEET C- 1 NORTH SHEET INDEX REVISIONS DATE: BY: STRUCTURAL NOTES: ALL FOLLOWING NOTES ARE APPLICABLE UNLE55 OTHERWISE NOTED ON THE PLANS. SEE PLANS FOR ADDITIONAL NOTES. GENERAL: I. ALL WORK SHALL BE IN AGGORDANGE WITH THE LATEST EDITION OF UNIFORM BUILDIN6 GODE CURRENTLY IN FORGE AND ALL LOCAL ORDINANGE5 AND REQUIREMENTS. 2. THE CONTRACT STRUCTURAL DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. THEY DO NOT INDICATE THE METHOD OF CONSTRUCTION. w NOT - A - PART 3. DIMENSIONS SHALL TAKE PREGEDENGE OVER SCALES ON DRAWIN65. Q 4. THE CONTRACTOR SHALL VERIFY ALL DIMEN51ON5 AND ELEVATIONS BEFORE 5TARTIN6 WORK AND THE ARCHITECT DESIGNER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES. O 5. NOTES AND DETAILS ON OTHER PPAWIN65 SHALL TAKE PRECEDENCE OVER THESE GENERAL NOTES AND TYPICAL DETAILS IN THE EVENT OF A CONFLICT. w f 6. WHERE CONSTRUCTION DETAILS ARE NOT 5HOWN OR NOTED FOR ANY PART OF THE WORK, THE DETAILS SHALL BE THE SAME �1 1 AS FOR OTHER SIMILAR WORK. J N 1. RESOLVE ANY CONFLICTS ON THE DRAWIN65 WITH THE ARCHITECT / D516NER BEFORE PROGEEDIN6 WITH CONSTRUCTION. Q (� B. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY 5ERVIGE5 IN THE AREA TO BE EXGAVATED PRIOR TO V Q ^� BEGINNING OF EXCAVATION. z O 9. ALL GHAN6E5 OF MATERIALS, DIMENSIONS, DETAILS, SPECIFICATION5, ETC,. MUST BE REQUESTED IN WRITING. T l U Lu s NOTE: EXISTING FJ�I RE SPR I N[KJ�LERS TO 10. TH15 FOUNDA FOUNDATION MUST BE NOTIFIED OF VARIATIONS OF CONDITIONS SHOWN ON THESE DRAWINGS. BE RELOCATED A5 NECESSARY. I. SOIL DESIGN PRESSURE: CONTINUOUS FOOTINGS AND ISOLATED FOOTINGS IOOOPSF. v= U 2. ALL FOOTING AND FOUNDATIONS SHALL BE CAST INTO NEAT EXCAVATIONS. H J m 3. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL NEGGE55ARY SHORING FOR ALL OPEN GUT BANKS AND REATIN6 PLAN TO BE PREPARED BY LICENSED WALLS UNTIL THE PERMANENT SUPPORTING STRUCTURAL ELEMENTS ARE IN PLACE. � w Q 4. 501L ENGINEER SHALL VERIFY THAT GON5RUGTION AT SITE 15 IN AGGORDANGE WITH THE RECOMMENDATIONS AND GONGLU51ON5 OF SOILS REPORT. Q z U FIRE SPRINKLER COMPANY 4 SUBMITTED 5. ALL SURFACES TO REGIEVE GONGRETE ARE TO BE THOROUGHLY MOISTENED PRIOR TO POURING. J / / REINFORCED GONGRETE: J U) O TO NEWPORT BEACH FIRE DEPARTMENT FOR RE Y I EW. I. GONGRETE SHALL HAVE A MINIMUM COMPRESSIVE 5TREN6TH OF 2500 P.5.1. • 2& DAYS z s 2. REINFORCING STEEL SHALL BE A.5.T.M. A-615 GRADE 40 FOR 83,45 BARS AND GRADE 60 FOR #6 AND LARGER BARS. Q 3. REINFORGIN6 STEEL SHALL BE PLACED IN ACCORDANCE WITH "THE RECOMMENDED PRACTICE FOR PLAGIN6 REINFORGIN6 H O BARS" LATEST EDITION OF G.R.5.1., 3" SOIL CLEARANCE AND SOIL BACKFILL, I-1/2" INTERIOR AND EXTERIOR WALL GLEARANCE, O Q AND I" INTERIOR SLAB GLEARANGE. Zz 4. UNLE55 OTHERWISE NOTED IN DETAILS FURNI5H #3 SPACERS TIES AT APPROXIMATELY 249" O.G. IN ALL BEAMS AND FOOTINGS TO SECURE REINFORGIN6 IN PLACE, 5. LAP 5PLIGE CONTINUOUS REINFORGIN6 STEEL AT MINIMUM OF 30 DIAMETERS OR I'-6" U.O.N. b. MESH AND WELDED WIRE FABRIC SHALL BE LAPPED ONE FULL 5PAGIN6 OF THE GRO55 WIRE5 PLUS 2" AT SPLICES. 1. ALL REINFORGIN6 STEEL, ANCHOR BOLTS, DOWELS AND INSERTS SHALL BE WELL SECURED IN POSITION PRIOR TO PLAGIN6 CONCRETE. d 0 B. EPDXY ANCHORS REQUIRE 5PEGIAL INSPECTION. TE MANRY: EX 15T I NG 10 1011 L(� 1.ONCGONGPERETE MASONRY UNITS SHALL BE GRADE "N" LIGHT WEIGHT UNITS IN ACCORDANCE WITH A.5.T.M. G90. L • opi 2. MORTAR SHALL BE TYPE "5" GONFORMIN6 TO THE UNIFORM BUILDING GODE (MIN. 1800 P.5.1. ® 28, DAYS). N - 1 F I R� SPRINKLERS NKLERS• • • 3. GROUT SHALL BE GOMP05ED OF I PART PORTLAND GEMENT, 2 TO 3 PARTS SAND, 2 PARTS PEA GRAVEL (MIN. 7- OFFICE GOMPRE551VE 5TRENOTH OF 2000 P.5.1. ® 28 DAYS). (FIELD VERIFY 4. REINFORGIN6 STEEL SHALL BE GRADE 40 DEFORMED BARS GONFORMIN6 TO A.53M. A-615. ��n m 5. VERTICAL REINFORGIN6 BAR5 ARE TO BE PLACED IN THE CENTER OF ALL WALLS 00.11). U t LOCATIONS N FIELD). 6. ALL REINFORGIN6 STEEL, ANCHOR BOLT5 SHALL BE WELL 5EGURED IN P05TION PRIOR TO PLAGIN6 GROUT. a O C EX I STI NC LECTRI C L 1. 5PLIGE5 IN REINFORGIN6 BARS SHALL BE A MINIMUM OF 40 DIAMETERS OR I'-b",WHICH EVER 15 GREATER. r B. ALL VERTICAL CELLS IN RETAININ6 WALLS AND WALLS BELOW GRADE SHALL BE FILLED WITH GROUT. F - - - -1 WOODNO.-C u,oaCPANEL F R 5UITE 26 1. ALL BEARING BEAMS AND HEADERS TO BE MINIMUM D.F#I. REN.8-31-17 LERTROOM NON BEARING HEADERS AT INTERIOR WALLS MAY BE DBL 2x OR 4x 5TUD GRADE MEMBERS Fo¢ 2. PLYWOOD or O.S.B. ROOF SHEATHING w/RADIANT BARRIER Op CALF A) G.DX. PLYWOOD SHALL BE APA RATED SHEATHING, 5 PLIES, • L J PANEL INDEX RATING 24 / 0, EXT. GLUE. PLYWOOD THIGKNE55 SHALL DATE : plot date BE MIN. 15/32" W/8d ® 4,6 d 12 UNBLOCKED UNLE55 NOTED OTHERH15E -I B) 16/32 0.5.B. 5HEATHIN6 OF SAME PROPERTIES AS SPECIFIED PLY MAY BE USED O 1 G) NAILS SHALL BE bd COMMON NAILS W/MIN. 1-5/8" NAIL 3068 H.G. DR. • EX15T1 NC 3 %2 TON • D)PENETRATION INTO FRAMING AND MIN. 3/8" EDGE DISTANCE. n MINIMUM PANEL WIDTH SHALL BE 24 - 3. PLYWOOD or 0.5.8. SHEAR PANEL 5HEATHIN6 - - - - -1 HVAC UNITS ON R00 STUD 0 2 m A) G.P.X. PLY or 0.5.6. SHALL BE APA RATED 5HEATHIN6 WITH PANEL THIGKNE55 [� PER SHEAR PANEL SCHEDULE AND FRAMIN6 PLAN. B) 0.5.5. 5HEATHIN6 OF SAME PROPERTIES AS SPECIFIED PLY MAY BE USED W O LOBBY G) NAILS SHALL BE PER SCHEDULE W/MIN. 1-50' NAIL W w U o F STUD 10 PENETRATION INTO FRAMING AND MIN. 3/5" E06E DI5TANGE. Cc H a D) MINIMUM PANEL WIDTH SHALL BE 24" T W �- 68 N.G. DR. 1 1 z Z P. �7 �7 4. 0.5.8. SHEATHING OF SAME PROPERTIES AS SPECIFIED PLYWOOD SHEATHING MAY BE USED FOR HORIZONTAL B VERTICAL z `E5T' `O SHEAR IN LIEU OF PLYWOOD W [� W 11/ 5. FOR TOP PLATE SPLICE DETAIL, SEE 3I/SD2 Q F. C) b. FOR NON-BEARING WALL CONNECTION TO FLOOR, TRU55 or JOIST, SEE 27&28/SD2 UO :O L J 1. SIZES OF FRAMING MEMBERS 61VEN ARE MINIMUM. IF THE PLANS, DETAILS OR NOTES GALL OUT A DIFFERENT SIZE, THE W W m R; LARGER 51ZE SHALL 60VERN. C4 • • • • • B. FOR TYPICAL HALL FRAMING, SEE DETAIL 22/SD2 � W 9. FOR NOTCH AT 5TUD5 AND PLATES, SEE DETAILS 36,37&38102W O 10. ROOF TRU55E5: PREFABRIGATED ROOF AND FLOOR TPU55 DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO THEARCHITECH z SES 0 3010 S.G. DR. v � � SHOWN ONTPLAN ARE FOR RAND BUILPIN6 EFFERENGE ONLYD SAFETY FOR, REEIE�55 DRAWIINC6 AND AND APPROVAL PRIOR EG1FIGABI01N5TER TW55 MANUFACTURERION. ROOF IS OR O c C) EXACT TRU55 LOGATION5 AND DE516N INFORMATION. z EX TI N6) 11. ALL INTERIOR, NON-BEARING HEADERS SHALL BE MIN. 2x MEMBER UNLE55 NOTED OTHERWISE FW 0 0 12. ALL STUD WALLS SHALL BE MIN. 2x STUD GRADE WITH P.T. PLATE AND ZING. GOATED HARDWARE A5 NOTED PER PLAN. 6o4o FIXED bo4o FIXED m yq WINDOW m m WINDOW b""" ow 0 aiaaww�b DOWN LI C HT5 °UUUUUU ° • . . . . . 000000 � �� � �� � �� � �� PAIR OF ..........,.. � b -10 20 - 10 1/2 22 - q -0 on�cqcqcq02� �W q � 30�10 STORE- � ��� �0omm CORRIDOR ENTIRE SUITE: 2,581 50. FT. RONT DR'S. c°�aUba !aww�O �0 (EXISTING) .0cvcq �zcq m°a co EXIST bWCOCOCOWNWCOCOCOWN�� p � 0 00000app w C y_ bq i PANEL FOR SUITE 21 -1 o U //� U t- CJ31-011 ami o -o ccd FLOOR PLAN Q o c 5GALE : 1/4" = 11_011 L yy v'-i bIJ � U cad O C � � >_• DATE : 12-14-2015 SCALE : DRAWN : Kenneth JOB : NOT - A - PART SHEET : A-