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HomeMy WebLinkAbout04 - Araiya Thai Massage - PA2016-038 } COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION V 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 28, 2016 Agenda Item No. 4 SUBJECT: Araiya Thai Massage (PA2016-038) 333 Old Newport Boulevard, Suite A • Minor Use Permit No. UP2016-009 APPLICANT: Araiya Inc. — Suwanna LaRoque OWNER: CDO Investments LLC PLANNER: Jason Van Patten, Assistant Planner (949) 644-3234, jvanpatten@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: OG (Office General) • General Plan: CO-G (General Commercial Office PROJECT SUMMARY A minor use permit to allow the operation of a 1 ,396-square-foot independent massage establishment on the second floor of an existing two-story multi-tenant commercial building. The establishment will provide three therapy rooms, an employee lounge, and areas for office and storage. A maximum of three massage therapists will be on-site at one time. Included is a request to waive location restrictions associated with massage establishments. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2016-009 (Attachment No. ZA 1). 1 Araiya Thai Massage Zoning Administrator, April 28, 2016 Page 2 DISCUSSION • The applicant proposes an independent massage establishment in a 1,396-square-foot tenant space on the second floor of an existing two-story multi- tenant commercial building. A small health/fitness facility previously occupied the tenant space. The property is nonconforming in parking because there are no parking spaces on private property. However, there are 11 spaces located to the south in front of the building in the City right-of-way, and an additional 30 in the adjacent lot to the west. These spaces have historically served building tenants. • Existing uses in the building include office, medical office, an eating and drinking establishment, and a hair salon. Adjacent properties include similar nonresidential uses. The proposed massage establishment will provide a service, consistent with existing and permitted uses in the area. • The proposed establishment is not located within 500 feet of a public or private school, park or playground, civic center, cultural site or religious institution. However, a massage therapist currently operates pursuant to Use Permit No. UP2005-025 at 404 Westminster Avenue, located approximately 400 feet to the north. Therefore, the applicant requests to waive location restrictions contained in Section 20.48.120 (Massage Establishments and Services) of the Zoning Code. • The proposed operation will consist of three therapy rooms, an employee lounge, and areas for office and storage. The hours of operation are 10 a.m. to 9 p.m., daily. A maximum of three massage therapists will be on-site at one time. • The subject property is located in the Office General (OG) Zoning District and designated General Commercial Office (CO-G) in the Land Use Element of the General Plan. The intent of these designations is to provide for administrative, professional, and medical offices with limited accessory retail and service uses. • Pursuant to Table 2-4 of Zoning Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), a massage establishment is a service use that may be permitted in the OG Zoning District subject to the approval of a minor use permit. The proposed establishment intends to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach. Therefore, the use is consistent with the CO-G land use designation. • Pursuant to the Zoning Code, the City may establish the parking requirement for a massage establishment through the use permit process. The applicant has proposed massage services in three rooms and indicated that a maximum of three massage therapists will be on-site at one time. The limit on massage therapists and number of rooms available for massage therapy will limit the TmpIt:10-02-15 Araiya Thai Massage Zoning Administrator, April 28, 2016 Page 3 number of patrons. Based on the proposed operation, a rate of one parking space for every 250 square feet is appropriate for the proposed use. • The recommended parking requirement is the same standard required of the previous use, a small health/fitness facility. Therefore, the proposed change of use does not result in an intensification and no additional parking is required. • In addition, Zoning Code Section 20.38.060 (Nonconforming Parking) allows a change of use on sites with nonconforming parking. It specifies that there must be no intensification or enlargement in floor area or lot area, and the new use requires a parking rate of no more than one space per 250 square feet. The applicant is not proposing to expand the existing tenant space. • The applicant is required to obtain an Operator's Permit from the Newport Beach Police Department in compliance with Chapter 5.50 (Massage Establishments) of the Municipal Code. • Staff believes the project is compatible with existing and allowed uses in the building and surrounding area, and that findings for approval can be made. Limits on the number of massage therapists, hours of operation, and the requirement for an Operator's Permit will promote the operation of legitimate massage services. Therefore, staff believes the waiver of location restrictions is appropriate in this case. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves the establishment of massage services and does not result in an intensification of use, parking, or expansion in floor area. 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. TmpIt:10-02-15 Araiya Thai Massage Zoning Administrator, April 28, 2016 Page 4 APPEAL PERIOD An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: n ` a n Van Patten, Assistant Planner GRljvp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description ZA 4 Project Plans Tmplt:10-02-15 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-009 FOR A MASSAGE ESTABLISHMENT LOCATED AT 333 OLD NEWPORT BOULEVARD, SUITE A (PA2016-038) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Suwanna LaRoque on behalf of Araiya Inc., with respect to property located at 333 Old Newport Boulevard, Suite A, and legally described as that portion of Lot 24 in Block 9 of Tract No. 27, in the City of Newport Beach, County of Orange, State of California as shown on a Map thereof, recorded in Book 9, Page 26, Miscellaneous Maps, in the Office of the County Recorder of Orange County, California and that portion of the easterly 20 feet of that certain roadway, 40 feet in width, as shown on said Map adjoining said Lot 24 on the west, abandoned by order of the Board of Supervisors of Orange County California on June 4, 1929, a certified copy of which Order was recorded June 27, 1929, in Book 286, Page 273 of official records, requesting approval of a minor use permit. 2. The applicant requests a minor use permit to allow the operation of an independent massage establishment on the second floor of an existing two-story multi-tenant commercial building. The establishment will provide three therapy rooms, an employee lounge, and areas for office and storage. A maximum of three massage therapists will be on-site at one time. Included is a request to waive location restrictions associated with massage establishments. 3. The subject property is located in the Office General (OG) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO-G). 4. The subject property is not located in the coastal zone. 5. A public hearing was held on April 28, 2016, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). Zoning Administrator Resolution No. ZA2016-### Page 2 of 10 2. This Class 1 exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves the establishment of massage services and does not result in an intensification of use, parking, or expansion in floor area. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.F (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 property is designated General Commercial Office (CO-G) in the Land Use Element of the General Plan. This designation is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. 2. The proposed establishment is a service use intended to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach. Therefore, the use is consistent with the CO-G land use designation. 3. 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 in the Office General (OG) Zoning District, which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. 2. Pursuant to Table 2-4 of Zoning Code Chapter 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements) a massage establishment is a service use that may be permitted in the OG Zoning District subject to the approval of a minor use permit. 3. The proposed massage establishment is consistent with the legislative intent of Section 20.48.120 (Massage Establishments and Services) and Chapter 5.50 (Massage Establishments) of the Municipal Code. These sections provide standards for the establishment, location, and operation of massage establishments operated as Zoning Administrator Resolution No. ZA2016-### Page 3 of 10 an independent use. The intent is to promote the operation of legitimate massage services and to prevent problems of blight and deterioration that may accompany and result from large numbers of massage establishments. 4. The massage establishment is not located within 500 feet of a public or private school, park or playground, civic center, cultural site, or religious institution. 5. Pursuant to the Zoning Code, the City may establish the parking requirement for a massage establishment through the use permit process. The applicant has proposed massage services in three rooms and indicated that a maximum of three massage therapists will be on-site at one time. The limit on massage therapists and number of rooms available for massage therapy will limit the number of patrons. Based on the proposed operation, a rate of one parking space for every 250 square feet is appropriate for the proposed use. 6. The recommended parking requirement is the same standard required of the previous use, a small health/fitness facility. Therefore, the proposed change does not result in an intensification of use and no additional parking is required. 7. Zoning Code Section 20.38.060 (Nonconforming Parking) allows a change of use on sites with nonconforming parking. It specifies that there must be no intensification or enlargement in floor area or lot area, and the new use requires a parking rate of no more than one space per 250 square feet. The applicant is not proposing to expand the existing tenant space. 8. As conditioned, the proposed use will comply with all other applicable provisions of the Zoning Code and Municipal Code. 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 applicant proposes an independent massage establishment in a 1,396-square-foot tenant space on the second floor of an existing two-story multi- tenant commercial building. A small health/fitness facility previously occupied the space. The property is nonconforming in parking because there are no parking spaces on private property. However, there are 11 spaces located to the south in front of the building in the City right-of-way, and an additional 30 in the adjacent lot to the west. These spaces have served the building over time. 2. Existing uses in the building include office, medical office, an eating and drinking establishment and a hair salon. Adjacent land uses include similar nonresidential uses. The proposed massage establishment will provide a service consistent with existing and permitted uses in the area. 8 Zoning Administrator Resolution No. ZA2016-### Page 4 of 10 3. The nearest residential uses are located to east, buffered by Old Newport Boulevard and a block of nonresidential uses. These residential properties are not directly accessible from Old Newport Boulevard. This should limit any compatibility concerns regarding nearby residential uses. 4. The proposed operation will consist of three therapy rooms, an employee lounge, and areas for office and storage. A maximum of three massage therapists will be on-site at one time. 5. The proposed hours of operation between 10 a.m. and 9 p.m., daily, should limit any potential late night/early morning land use conflicts with nearby properties. 6. The existing parking spaces to the south and west provide parking for patrons and employees of the multi-tenant building. The proposed massage establishment will not result in an intensification of use and will not require the provision of additional parking. 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 property is one of three lots on the block that fronts Old Newport Boulevard. This street is accessible from multiple points of entry including Hospital Road, Newport Boulevard, and Westminster Avenue. Parking nearby has functioned satisfactorily under the current configuration and is conveniently located for patrons and employees. 2. The site has supported the two-story building with nonresidential uses since 1955. It is not anticipated that the change in use will alter the site's ability to provide basic services. 3. Adequate public and emergency vehicle access, public services, and utilities are provided on the property and the proposed massage establishment will not change this. 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. 9 Zoning Administrator Resolution No. ZA2016-### Page 5 of 10 Facts in Support of Finding: 1. The massage establishment has been conditioned with hours of operation that will minimize any potential detriment to the area. 2. The existing multi-tenant building is not located in an area with problems of blight and deterioration. 3. The proposed massage establishment will provide an economic opportunity for the property owner to lease the tenant space. Additionally, the establishment will provide an additional service to those working, residing, or visiting the City of Newport Beach. 4. The Building and Code Enforcement Divisions, Public Works, Fire, and Police Departments reviewed the proposal. Recommended conditions of approval have been included to limit any detriment to the City or general welfare of persons visiting or working in the surrounding neighborhood. In accordance with Section 20.48.120.B (Massage Establishments and Services — Waiver of Location Restrictions) of the Newport Beach Municipal Code, the following findings and facts in support of the findings are set forth: Finding: F. The proposed use will not be contrary to the public interest or injurious to nearby properties, and that the spirit and intent of this section will be observed. Facts in Support of Finding: 1. The intent of this section is to promote the operation of legitimate massage services and to prevent problems of blight and deterioration that can accompany large numbers of massage establishments that may act as fronts for prostitution and other illegal activity. 2. Although the proposed massage establishment is located within 500 feet of another establishment offering massage services (404 Westminster Avenue, Suite 5 — Body Haven), both locations are located in different developments and are sufficiently separated from each another. 3. The business at 404 Westminster Avenue operates pursuant to Use Permit No. UP2005-025 and is limited to one room for massage. This existing massage service along with the proposed massage establishment will not be contrary to public interest. Both are located in managed, multi-tenant commercial buildings. These operations are limited in the number of massage therapists at one time, require an Operator's Permit from the Newport Beach Police Department, and must comply with conditions of approval, limiting concerns regarding blight. 20 Zoning Administrator Resolution No. ZA2016-### Page 6 of 10 Finding: G. The proposed use will not enlarge or encourage the development of an urban blight area. Facts in Support of Finding: 1. The proposed use is located in a single tenant space in a managed, multi-tenant commercial building. The property fronts a well-traveled street and is not located in a blighted area. Finding: H. 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 is located adjacent to nonresidential uses. There are no public or private schools, parks, playgrounds, or religious institutions within 500 feet of the subject property. 2. Conditions of approval limiting hours of operation and number of massage therapists at one time will ensure the use does not constitute a hazard to public convenience. These restrictions will prevent potential late night/early morning land use conflicts and limit the number of patrons visiting the site at one time. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-009, 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 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. 11 Zoning Administrator Resolution No. ZA2016-### Page 7 of 10 PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF APRIL, 2016. BY: Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2016-### Page 8 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 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 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, increase in the number of massage therapy rooms, 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. 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. 7. A maximum of three massage therapists shall be on-site at any one time. 8. A maximum of three rooms shall be used for massage therapy. 9. The hours of operation shall be limited to 10 a.m. to 9 p.m., daily. 10. A valid business license from the City of Newport Beach with sellers permit shall be required prior to start of business. Any contractors/subcontractors doing work at the subject site shall be required to obtain a valid business license from the City of Newport Beach prior to the commencement of any work on the subject site. 11. Any therapists/technicians working as independent contractors shall obtain their own City of Newport Beach business license. 13 Zoning Administrator Resolution No. ZA2016-### Page 9 of 10 12. The applicant shall adhere to all provisions set forth in AB1147 and Business and Professions Code Chapter 10.5 (Massage Therapy Act), relating to operating a massage establishment. 13. 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. 14. 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. 15. 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 Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 16. 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. 17. 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 Araiya Thai Massage including, but not limited to, Minor Use Permit No. UP2016-009 (PA2016-038). 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. Code Enforcement Division 18. The applicant shall provide the contact information for the owner, operator, or responsible manager of the massage establishment. Any changes to the contact information shall be submitted to the Planning Division as part of the official record. 14 Zoning Administrator Resolution No. ZA2016-### Page 10 of 10 19. A list of employee names, contact information, and state certifications shall be kept onsite at all times and available upon request by City officials. 20. There shall be no deliveries or supporting services outside of the allowed hours of operation. 21. All windows shall remain visible and transparent in nature. Window signage shall comply with the Newport Beach Municipal Code. 22. No alcohol shall be served or offered onsite. 23. Violations of the Penal Code may invoke revocation of this Minor Use Permit. Police Department 24. The applicant is required to obtain an Operator's Permit from the Newport Beach Police Department in compliance with Chapter 5.50 (Massage Establishments) of the Newport Beach Municipal Code and submit to an inspection of the premise. Public Works Department 25. Reserve and address markings shall be removed from all wheel stops and parking spaces located in the City right-of-way. 15 Attachment No. ZA 2 Vicinity Map 10 1►40 , .. .�, 4 HOSPITAL RD -- - - - f 6 0 9 A � �? 3.6 •• _ 357 " Subject Property 3355 3 sA; g" ,f! y A• C i' \f1% r. *, or or 326 . . ..3 .. y O 320 so° 708 J U 316 g . I Q 3Zgi TT 4 ti? 31 s �`r• 306 Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided,however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to ��E�'POgT any results obtained in its use. m 0 100 200 Imagery: 2009-2013 photos provided by Eagle a„ Feet Imaging www.eagieaerial.com ��IFOPN� 312/2016 1� Attachment No. ZA 3 Applicant's Project Description 12 4/11/2016 Araiya Thai Massage 333 Old Newport Blvd. St A Newport Beach, CA 92663 City of Newport Beach To Whom It May Concern, Araiya Thai Massage requests the granting of a minor use permit to allow a massage establishment. Araiya Thai Massage provides massage therapy treatment for its clients. Hours of operation are 10:00 AM—9:00 PM daily. During operating hours,staff consists of three (3)employees and one (1) manager. This location offers three therapy rooms, each has a capacity of one client. A maximum of three clients can receive therapy at any given time. There are no schools,parks or playgrounds, civic centers, cultural sites or religious institutions within 500 feet. There is another massage therapist operating at 404 Westminster Avenue which is about 400 feet from this property, therefore I am requesting a waiver of location restrictions. 1. The proposed use of this property will not be contrary to the public interest or injurious to nearby properties as services provided will be professional and fully lawful in nature. 2. The proposed use will not enlarge or encourage the development of an urban blight area as the property and signage will be well maintained and always look professional in appearance. 3. The proposed use will not adversely affect a religious institution, school, park, or playground as there are no such facilities within 500 feet. Sincerely, Suwanna LaRoque Owner, Araiya Thai Massage 19 Attachment No. ZA 4 Project Plans 20 REV BY PROJECT SCOPE PROPERTY OWNER z S = - •L Q O • THIS PROJECT 15 FOR A TENANT IMPROVEMENTC DO Investment, LLC _�CL • THERE IS NO NEW SQUARE FOOTAGE DEING ADDED TO THIS g a) a, PROJECT 495 Old Newport Blvd. #200 Q 0 N U '� c p • THE IMPROVEMENT WILL CONSIST OF MAKING 4 THERAP ( ROOMS, NEWPORT BEACH, CALIFORNIA 92663 �' Of I OFFICE, AND STORAGE D ( INSTALLING CUSTOM PARTITIONS 1.949.646.7546 0 FEU) M z a) 0 • MAKE DATHROOM OUT OF EXISTING STORAGE AREA 0 a • THE ENGINEER WILL VERIF ( THAT THE EXISTING PARTITION WALLS Co Q ARE DUILT AS ILLUSTRATED ON THE DRAWINGS STRU CTU RAL DATA .=� o U • EXISTING LIGHtING FIXTURES, OUTLETS AND SWITCHES WILL DE C: CO E Uj CALLED OUT. c o• ACCESSOPS FARCEL NO. : 'L 3 w • PROJECT TO 6E APPROVED PER: 2013 CBC, 2013 C12C, 2013 CMC, CONSTRUCTION T (FE : VB � w 3 3 0 2013 CEG, 2013 CPC, 2013 CFC, 2013 CGC, AND ALL LOCAL CODES. z a OCCU1'ANC GPOUF : B o cn= 0 (n NUMBER OF STORIES : 2 z �O Q) CONSTRUCTION NOTES w = En EXISTING STRUCTURE 0 -0-015 w LEASE APEA : 1396 5a.ft. I� CO < m 1. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST DE (moUw) O DEPOSITED INTO A COVERED RECEPTICAL TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL OF WIND. w U � � � 2. DO NOT ALLOW AN( MATERIAL TO DBUILDING IS NOT EQUIPPED WITH FIRE E WASHED DOWN THE STREET ALARM AND FIRE SPRINKLER 5 (STEM U GUTTERS AND DEPOSIT INTO STORM DRAINS O 3. ALL LOOSE CONSTRUCTION MATERIAL MUST DE CLEANED TO nv, / PREVENT THIS FROM HAPPENING ■1 LEGAL DESCRIPTION 4. ALL CONSTRUCTION RELATED MATERIAL AND 0 0 EQUIPMENT MUST DE 7 r )wn REMOVED IN AND AROUND THE RESIDENCE AFTER COMPLETION OF v v 0 '0 CONSTRUCTION AND FINAL INSPECTION. rr nn ch c4 TRACK : < O U CN V 00 5. SEE ALSO NPDES NOTES ON SHEET A-1 00 LOT : Z_ m U 4-0 U U U. m DRAWINGS PREPARED BY .4) .C: Q� Q w 00 O 0 VICINITY MAP Design and Drafting Services � � 00IF esign � =36 � w > PRODUCTIO P _ � >MICHAEL 1). ROA CT aU}. s r, 6681 Melbourne Drive (, Huntington Beach, California 92647 O L 1.949.873.8021 o SHEET INDEX _ 26s , ® amp; �tNp mac` �O�' SI P 00 �s F.: .� p �� � � P,J� A-0 COVER SHEET AND MAP ST ° o Hoa °� (P a� sT� e�'0A,/ A-1 GENERAL NOTES &ME Em crww�e oU c 37� SPN PO I � M a a" osT =a�Rx Pyr °s A-2 5ITE t - JOB NUMBER "Y �' "'� A-3 FLOOR PLAN M MSR-10233 S r� rn..... ILL'' 22 r -. �, AW 4 'u � °O �R A-4.1 DETAILS REVISION Um i BECH OR NEWPORT I r cs 9 3 BOLIVAR S' BAY A-4.2 DETAILS co 5AV ® � A VIA tt V CAVI A-4.3 DETAILS 301ST f v�h Fl E-1 ELECTRICAL PLAN SHEET NUMBER 27 r ��.,� 2 v, 3 A• �2 REV BY U` � C/) z_ S� =1 _ `0 m -_ _ _ _ _ _ _ _ 103 85' West Property Line------_ ____________ � �•2 .._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._... -- 0 — n y 0 I ; I w o (DC N i i Q �o � I s U 7D I i U) T i i H z cmEU) L i i "`E Co O Quo O i i mem is SUITE 5FACE (D o 1396 5q ft co 2 O o �Y 3 I v' MUNICIPAL Al2KING o i L w 330 f a=� w � � z C0- I s O cu= 3 SECOND FLOOR ' � — w • � 0 Q Cn i -0-0-0 fl Q m 0 I '`• i p p VJ iZ W N U > open,`• y •. e ui •�. i CV O ` f` ` �..� i N ---------= -------------------------------------T-- ------------ 7 DO L Q U i rn � 8 ; U LL m St i Q W (1) h°pe i : t i ~ rj) =3 .� T- >> Q L C Cu C L O7 � O c� G r Old Newport Blvd . DRAWING PREPARED PROJECT LOCATION: Araiya Thai Massage Design and Drafting Services 333 Old Newport Blvd, Unit A JOB NUMBER 6%design Nter„ Newport Beach, CA 92663 MSR-10233 1 .949.723.0456 MICHAEL D. ROA A\ REVISION 6681 Melbourne Drive - Huntington Beach, California 92647 1.714.903.2035 SITE SHEET NUMBER Y "= 1'-0" 8 A-2 22 REV BY U` � � Z_ S� =1 - 41'-7" COMMON AREA Q `� A U 10 0 Q J O 17-6" T-1" 9'-6" 0-0.0' U0 N �o 1 2 a) T � m � A-4.3 A-4.3 z -0 @ E ---------- - - ----------- O a o C) Co �'c I Bed/ able Bed/Table i � o Tco Z E� Bed/Table C:0= THERM' ( i THERAP ( THERM ( ! �?y(� i N 3 3 3 O ROOM ROOM ROOM ti o ^J^ cF L.L i = cu= 3: N'f R AA ! i �� �=Ln a 9'-10" PER PER ! 1 I w Si Q o _---_—_—_ r75O 188 5q ft 75 501 ft 75 50� ft i i i Q m o 24" Ll�� O oz + J i LL 32" 70, 01 PULL SIDE`__; I " ' 3 6 7 T'(P. ---- T,(P :rant Approach I ' ' A-4.2 A- .2 A- • . . N U 3 4 SIGNAGE / A-4.3 A-4.3 OFFICE REA " 101-11110' 1 W N STORAGE djCo PER A E���ECoUER AOA LEGEND CoI 1 4 42"HIGH 536EHIGHE� N A-4.2 co g,-g„ w (E) Walls: Q U T (P. WALL _ ! (E) Walls to adjacent unit: 0 � ATTACHMENT 1 4 1 m 0 LL 2 5 A-4.2 T (P A-4.2 A-4.2 ! z Modular Partitions: o THERAPIST QLL1 00 A 4.2 A-4.2 LOUNGE 6 v< ^/ C: 1 A-4.2 T (P. RECEPTION Q Fire Extinguisher: LL o AREA ani 7 T (P First Aid Kit: TELECOM A-4.2 6 - ■ 0 2 ROUTER A-4.3 ! Bed/Tables: a� EQUIP. EXIT SIGN V♦ o 'L 7(9co 1 a m O O 5 PROJECT LOCATION: INTERNATIONAL 3977,, A-4.3 ACCESS 5 (MBOL NORTH co 276„ Araiya Thai Massage Ll co 1 DRAWING PREPARED 333 Old Newport Blvd , Unit A Design and Drafting Services Newport Beach , CA 92663 JOB NUMBER dign 22MSR-10233 es1 . 949 . 723 . 0456 REVISION MICHAEL D. ROA - 6681 Melbourne Drive Huntington Peach, California 92647 FLOOR PLAN SHEET NUMBER 1.714.903.2035 Y4' = 1'-0" A-3 REV BY U` � C/) Z S� =1 01 41'-7" COMMON /\REA 40 10 40 Q o@ O U Q ' 10 9'-1 "5'-0" 4'- 0" 4- 0 4- 0 74 o 40 J () UO N 7 �p O c-O� I ZO �-�Co o 0 n,2)• [� Co � � z io p c .L� O �C/) U RsTRulm co —E) ra��LLu .U-. 0 J C O•i dJ � 0 33 II a ) C: J n Q Lu 3 n o Q � a-01 - - + Q m o (D 0. 7j; O 0 Lu N r - - - Lu o N U) co I sv- - - 19'-10" ( r'1 � N �J 00 � Z Q N rn _rZ NOM LL J N SECOND FLOOR : O / �rj) =3 Err ■ _ r r / � •L 2r �_7rr p 0 u c � _ Cu p 1,35'9rr i '5 0 4 Err 4-err D RAW I N G PREPARED 8'�rr Design and Drafting Services00 design co PROJECT LOCATION: 27c MICMEL 1)� ROA I r I JOB NUMBER Aralya Thal Massage 6681 Melbourne Drive N Huntington Beach, California 92647 333 Old Newport Blvd , Unit A N 1.714.903.2035 REVISION Newport Beach , CA 92663 1 . 949 . 723 . 0456ORIGINAL PLAN SHEET NUMBER A-4