HomeMy WebLinkAbout02_Dr. Eckermann Outpatient Surgery Facility Minor Use Permit_PA2020-344CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 29, 2021
Agenda Item No. 2
SUBJECT:Dr. Eckermann Outpatient Surgery Facility (PA2020-344)
Minor Use Permit No. UP2020-196
SITE LOCATION:20321 Irvine Avenue, Suite F-2
APPLICANT:Jan Eckermann, MD
OWNER:Princess of Portofino, LLC.
PLANNER:Joselyn Perez, Assistant Planner
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category:CO-G (General Commercial Office)
Zoning District: SP-7/PA (Santa Ana Heights Specific Plan Professional &
Administrative Office District)
PROJECT SUMMARY
The Applicant proposes to operate an approximately 2,070-square-foot outpatient surgery
facility with a single operating room within an existing professional office park (The Jetty).
The practice will provide minimally invasive outpatient surgeries and is anticipated to see a
maximum of four patients per day, by appointment only. The facility will operate from 8 a.m.
to 4 p.m., Monday through Friday and will be closed on weekends and Federal holidays.
The facility will be staffed with approximately three employees. There will be no walk-in,
emergency services, or after-hours services offered at this location.
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,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2020-196 (Attachment No. ZA 1).
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DISCUSSION
The project site is an existing professional office park (The Jetty) on Irvine
Avenue near Mesa Drive and is zoned SP-7/PA (Santa Ana Heights Specific Plan
Professional & Administrative Office District).
The Jetty is comprised of six buildings totaling 80,289 square feet of net floor
area on approximately 4.71 acres. The property was annexed from the County of
Orange in 2008, and it contains a mix of professional and administrative offices,
support uses, medical offices, as well as a tutoring center.
The current General Plan Land Use category of the project site is CO-G (General
Commercial Office). Surrounding land uses include residential to the north, multi-
family residential to the west, and the Newport Beach Golf Course to the south
and east.
The CO-G category is intended to provide areas that can be developed with
administrative, professional, and medical offices with limited accessory retail and
service uses. Hotels, motels, and convalescent hospitals are not permitted in this
area. An outpatient surgery facility offers planned procedures with no overnight
stays and functions much like an office which is consistent with the intent of the
CO-G category.
The Applicant proposes to establish a new outpatient surgery facility within The
Jetty office park. The facility will offer minimally invasive, outpatient surgeries, for
patients with chronic back or neck pain. Patients that are selected for a procedure
at this facility will be treated at this location by appointment only (see Attachment
No. ZA 3 -
While an outpatient surgery facility use is not specifically listed within SP-7/PA as
an allowed use subject to approval of a use permit,
(DD2020-001) has been made that medical office uses and similar uses are
consistent with the purpose and intent of the PA District and are therefore
allowable subject to the approval of a minor use permit. An outpatient surgery
No. DD2020-001 (PA2020-
051).
The proposed outpatient surgery facility would be located on the first floor of
Building F and would occupy approximately 2,070 square feet of gross floor area.
The facility shall see a maximum of four patients each day between the hours of
8 a.m. and 4 p.m., Monday through Friday. The proposed outpatient surgery
facility will operate with three employees and there will be no more than three
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patients at the facility at any given time. The use would be of moderate intensity,
consistent with the intent of the District.
Pursuant to Newport Beach Municipal Code (NBMC) Section 20.40.040 (Off-
Street Parking Spaces Required), outpatient surgery facilities are parked at a rate
of one space required for every 250 square feet of gross floor area. The project
suite was previously used as a fitness facility, which has the same parking rate,
therefore no additional parking is required for the change in use.
The Jetty consists of six buildings with an aggregate floor area of approximately
80,289 square feet. Approximately 77,354 square feet of The Jetty is office uses
and requires 292 parking spaces. The remaining 2,935 square feet is occupied by
a tutoring center, which was approved by a use permit (Conditional Use Permit
No. UP2015-015 [PA2015-053]). The tutoring center 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. Table 1
shows both the required and provided parking for The Jetty.
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 per peak 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
Consistent with NBMC Chapter 15.38 (Fair Share Traffic Contribution Ordinance),
Fair Share Traffic Fees to convert the project suite from a fitness use to an
outpatient surgery facility use will be assessed prior to building permit issuance.
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, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment. The application is to convert an existing fitness studio
space into an outpatient surgery facility, and no additional square footage or exterior
improvements are proposed.
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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.
Prepared by:
BMZ/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MINOR
USE PERMIT NO. UP2020-196 TO ALLOW AN OUTPATIENT
SURGERY FACILITY AT 20321 IRVINE AVENUE, SUITE F2
(PA2020-344)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jan Eckermann, MD (Applicant ), on behalf of the property
owner Princess of Portofino LLC, with respect to property located at 20321 Irvine Avenue,
Suite F2, and legally described as Parcel 1 of Parcel Map No 269-39 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 (Property),
requesting approval of a minor use permit.
2. The Applicant proposes to operate an approximately 2,070 square-foot outpatient surgery
facility with a single operating room within an existing professional office park (The Jetty).
The practice will provide minimally invasive outpatient surgeries and is anticipated to see
a maximum of four (4) patients per day, by appointment only. The facility will operate from
8 a.m. to 4 p.m., Monday through Friday. The facility will be staffed with approximately
three (3) employees. There will be no walk-ins, emergency services, or after-hours
services offered at this location.
3. The Property is categorized 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 (PA) Office Zoning District.
4. The Property is not located within the coastal zone; therefore, a coastal development
permit is not required.
5. A public hearing was held online on April 29, 2021, observing restrictions due to the
Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. 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 Zoning Administrator 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.
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2. The Class 1 exemption authorizes the operation, repair, maintenance and minor
alterations of existing buildings. The proposed use will be located within an existing
development and only minor alterations will be required to accommodate the new use.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits
Findings and Decision) of the NBMC, the following findings and facts in support of such 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 categorizes the project site for commercial uses
under CO-G (General Commercial Office). This category is intended to provide areas
that can be developed with administrative, professional, and medical offices with limited
accessory retail and service uses. Hotels, motels, and convalescent hospitals are not
permitted in this area. An outpatient surgery facility offers planned procedures with no
overnight stays and functions like a medical office which is consistent with the intent of
the CO-G category.
2. The Property is located within the Santa Ana Heights Specific Plan (SP-7) and within
the Professional and Administrative (PA) Office District. While an outpatient surgery
facility use is not specifically listed as an allowed use subject to approval of a use permit,
-001) has been made that medical office uses and
similar uses are consistent with the purpose and intent of the PA District and are
therefore allowable subject to the approval of a minor use permit. An outpatient surgery
facility No. DD2020-001 (PA2020-051).
3. 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 Project
would occupy an existing tenant space and would operate similarly to a traditional
business or professional office use with hours from 8 a.m. to 4 p.m., Monday through
Friday (Hours of Operation ). The facility anticipates a maximum of four (4) patients per
day. These operating characteristics ensure that the use would be of moderate intensity
and therefore consistent with the intent of the district.
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.
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Facts in Support of Finding:
1. All Facts in Support of Finding A are hereby incorporated by reference.
2. Tenant improvements to the existing tenant space are interior and will require the
issuance of applicable building permits. No changes to the existing building footprint are
proposed.
3. Pursuant to NBMC Section 20.40.040 (Off-Street Parking Spaces Required), outpatient
surgery facilities are parked at a rate of one (1) space required for every 250 square feet
of gross floor area. The project suite was previously used as a fitness facility, which has
the same parking rate; therefore, no additional parking is required for the change in use.
4. The Jetty consists of six (6) buildings with an aggregate floor area of approximately
80,289 square feet. Approximately 77,354 square feet of The Jetty is office uses and
requires 292 parking spaces. The remaining 2,935 square feet is occupied by a tutoring
center, which was approved by a use permit (Conditional Use Permit No. UP2015-015
[PA2015-053]). The tutoring center use requires 27 spaces based on the requirement
of one (1) 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 an outpatient surgery facility land use within The Jetty, which already
contains a mix of professional and administrative offices, support uses, as well as a
tutoring center. Based on the Project description and operational attributes, it is
expected to operate in a manner compatible with other tenants and land uses in the
building and office park. Any change in the proposed operational characteristics,
expansion in area, or other modification to the approved plans shall require subsequent
review and approval by the Planning Division.
2. The Jetty abuts residential uses to the north and west. The subject building (Building F)
is located on the opposite side of the site, adjacent to Irvine Avenue. The outpatient
surgery facility would operate with standard business hours, and conduct business on
an appointment-only basis. The outpatient surgery facility is anticipated to operate
similarly 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 Facts in Support of
Finding B.3 and B.4.
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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. All proposed tenant improvements, with exception of signage, 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. Based on the Hours of Operation, limited number of patients receiving treatment, the
small scale and moderate intensity of the use, the Project is anticipated to operate
similarly to the adjacent office uses and is therefore physically suitable for the office
park.
3. Emergency access to the Property is currently provided by a single drive approach from
Irvine Avenue. Access through the site is provided by a large surface parking area with
drive aisles that are at least 24 feet in width. No changes to emergency access are
proposed and onsite circulation would not change as part of the Project. Furthermore,
the project was reviewed by both the Public Works Department and Fire Prevention
Division and no comments were given on access.
4. The Property, 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. An outpatient surgery facility within an existing office park would operate similarly to a
standard professional office or medical office and would not constitute a hazard to the
public.
2. The Project includes conditions of approval to ensure that potential conflicts with the
surrounding land uses and the City as a whole are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance within the facility, adjacent
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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 the other offices in The Jetty.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor
Use Permit No. UP2020-196, subject to the conditions set forth in Exhibit A,which is
attached hereto and incorporated by reference.
3. 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.
PASSED, APPROVED, AND ADOPTED THIS 29
TH DAY OF APRIL, 2021.
_____________________________________
Jaime Murillo, Zoning Administrator
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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 Minor
Use Permit.
4. Any proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the Property and provisions of NBMC Chapter 20.42 (Sign Standards).
5. Minor Use Permit No. UP2020-196 shall expire unless exercised within 24 months from
the date of approval as specified in NBMC Section 20.54.060 (Time Limits and
Extensions), unless an extension is otherwise granted.
6.Prior to the issuance of a building permit, applicable Fair Share Traffic Fees shall be paid
to convert the space from office to outpatient surgery facility in accordance with NBMC
Chapter 15.38 (Fair Share Traffic Contribution Ordinance). The Applicant shall be credited
for the existing office use and shall pay the net difference for the outpatient surgery facility
use. The fees shall be consistent with those in effect at the time the building permit is
issued.
7. This Minor Use Permit may be modified or revoked by the Zoning Administrator 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.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review and approval by the Planning
Division and may require an amendment to this Minor Use Permit or the processing of
a new Minor Use Permit.
9.
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
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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 NBMC Section 10.28.040 (Construction Activity
Noise Regulations), 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.
13. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure or otherwise screened from view of neighboring properties, except when
placed for pick-up by refuse collection agencies.
14. Trash receptacles for patrons shall be conveniently located both inside or 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 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. 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 Minor Use Permit.
18. 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.
19. 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 NBMC to require such
permits.
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20. 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 Planning and Zoning.
21. 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
ind and nature
approval of Dr. Eckermann Outpatient Surgery Facility including, but not limited to, Minor
Use Permit No. UP2020-196 (PA2020-344). 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 Division
22.The project shall comply with California Building Code (CBC) Section 422 for ambulatory
care facility and related provisions.
23.The project shall comply with disabled access requirements, per CBC Chapter 11B.
24. The Applicant is required to obtain all applicable permits from the City Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the CBC. The construction plans must meet all applicable State
Disabilities Access requirements. Approval from the Orange County Health Department is
required prior to the issuance of a building permit.
Fire Prevention Division
25.An automatic fire alarm system shall be installed for the facility in accordance with
California Fire Code (CFC) 907.2.2.1 for Ambulatory Care Facilities
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit No. UP2020-196
PA2020-344
20321 Irvine Avenue, Suite F-2
Subject Property
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Attachment No. ZA 3
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Project Description and Justification
The proposed project at 20321 Irvine Avenue, Suite F-2, Newport Beach, CA 92660 (The Jetty
Office Complex) is to convert a 2,070 sqft space currently used as a gym to an ambulatory surgery
center (ASC).
The ASC will be a one-operating room suite to be used by the owner, Jan M. Eckermann, MD.
The ASC will be similar in size, layout, and function as many of the plastic surgeon-owned and
operated ASCs in the neighboring areas.
Dr. Eckermann is a Board-Certified Neurosurgeon who specializes in minimally invasive,
outpatient surgeries for patients with chronic back or neck pain. These outpatient procedures
include: epidural steroid injections, spinal cord stimulator trials and implants, and
microdiscectomies and microforaminotomies. There will be no more than 3 patients in the ASC
at any given time. Patients that are selected for a procedure at this ASC will be treated at this
location by appointment only.
There will be no walk-ins, emergency services, or after-hours services offered at this location.
Hours of operation, on-site employees, and customer flow will be similar to and compatible with
the existing business at The Jetty Office Complex (see below).
Hours of Operation:
Monday Friday 8AM-4PM
Closed on Saturdays and Sundays
Closed on Holidays
Number of Employees on the premise:
3
Number of customers (patients) per day:
0 to maximally 4 per day, by appointment only
I feel that this project will fit well within the existing businesses in the development and based on
the above business description satisfies the requirements set forth in Section 20.52.020 F.
Respectfully submitted,
Jan M, Eckermann, MD, FAANS
11/13/2020
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Attachment No. ZA 4
Project Plans
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A-11NONEA-3 EXISTING / DEMOLITION AND SHEET INDEXARCHITECTURALA-4 REFLECTED CEILING PLANA-1 PLOT PLANSPACE DISTRIBUTION PLANA-5 FINISH MATERIALS AND DOORSCONSTRUCTIONC-1 CONSTRUCTION PLANPLAN& CONSTRUCTION DETAILS A-6.1 CABINETS PLAN PROJECT DIRECTORYB (see definition below)OCCUPANCY GROUP:CONSTRUCTION TYPE: V-B DESCRIPTIONITEMPROJECT INFORMATIONSPRINKLERS : NONET AREA OF THE SUITE : 2,070 SQ.FT.TOTAL AREA AFFECTED : 2,070 SQ.FT.BLDG. CONST.OCCUPANCY LOAD : 20*PROJECT DESCRIPTION: This job include Remodelimprovement ; new partitions walls, no change to buildingperimeter. Change of use to an ambulatory care facilityand will comply with CBC 422, and chapter 11B. Clinicsuite will have 2hr rated envelope. No more than 3 patientswill be served at the same time.The proposed project at 20321 Irvine Avenue, Suite F-2,Newport Beach, CA 92660 (The Jetty Office Complex) isto convert a 2,070 sqft space currently used as a gym toan ambulatory surgery center (ASC).STATE LICENCE: #495853GENERAL CONTRACTORSPECIAL NOTE:NOTES :FIRE NOTESGENERAL NOTES:LEVEL ON CEILINGCHANGE OF AXIS NUMBERSYMBOL GENERAL SYMBOLOGYFLOOR LEVEL TOP VIEWFLOOR LEVEL SIDE VIEWCEILING LEVEL, TOP VIEWCEILING LEVEL, SIDE VIEWCHANGE OF FLOOR TYPEEXISTING COLUMNWALLWINDOWDOOR AND ASSIGNED NUMBERLOCAL NUMBERSECTION VIEWDETAIL LOCATIONCHANGE OF LEVEL ON FLOORPLOT PLANKEY PLANTHE JETTY - DR. ECKERMANNOUTPATIENT CENTER20321 IRVINE AVE, SUITE F2,CONTRACTUAL INFORMATION :VICINITY MAP100 grossOutpatient areasInstitucional areasPER OCCUPANTFLOOR AREA IN SQ.FT.FUNCTION OF SPACEMAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT* TABLE 1004.1.11CM212/28/2020GLOBAL OCEAN AND LAND CONSTRUCTIONOTHERSE-1 ELECTRICAL PANEL PLAN2431 TECH CENTER CT.(909) 519-2938, (818) 437-4699LAS VEGAS, NV. 89128-0804NEWPORT BEACH, CA. 92660A-6.2 CABINETS PLAN STORIES: FIRST FLOOR - Suite F2 CONSTRUCTION TYPE: V-B GROSS AREA OF THE SUITE F2: 2,070 SQ.FT. SECOND FLOOR - Suite F1 & F3A-2.1 EXISTING 1st FLOOR PLAN (PARKING)A-2.2 EXISTING ELEVATOR PLAN AND DETAILSA-7 EXISTING RESTROOM PLAN MG-1 MEDICAL GASES PLANMG-2 MEDICAL GASES DETAILSNO. OF STORIES: TWO1A-2.3 EXISTING 2nd FLOOR PLAN (BUILDING)BUILDING TOTAL AREA: 8,628 SQ.FT. APPROX.10049BTRAVEL DISTANCE (foot)MAX. COMMON PATH OF EGRESSOCCSPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY* TABLE 1006.2.1MAX. OCC LOADOF SPACEwithout sprinkler system21-500ACCESS TO EXITS FROM STORYMIN. NUMBER OF EXITS OROCC. LOAD PER STORYMAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT* TABLE 1006.3.1E-2 POWER AND LIGHTING PLANE-3 CERTIFICATE OF COMPLIANCE 1E-4 CERTIFICATE OF COMPLIANCE 2M-1 GENERAL NOTES PLANM-2 MECHANICAL FLOOR & ROOF PLANP-1 GENERAL NOTES PLANP-2 WASTE AND WATER PLANofCMScale:Drawn:Job:Sheet:Date:PROJECT:SheetsREVISIONS BYGENERAL CONTRACTOR:202011/20/2020GLOBAL OCEAN AND LANDCONSTRUCTION23638 LYONS AVE., NEWHALL, CA 91324TEL: (909) 519-3777The Jetti - Dr. Eckermann20321 Irvine Ave., Suite F2,Newport Beach, CA. 92660DESIGN BY:323DESIGN BYSTATE LICENCE: C 35102FARDAD ZAGHI325 E. ARROW HWY, SUITE 506(909) 519-2938, (909) 519-3777SAN DIMAS, CA. 917735577CM1/27/20219919
A-22EXISTING SITE PLAN (PARKING)ofCMScale:Drawn:Job:Sheet:Date:PROJECT:SheetsREVISIONS BYGENERAL CONTRACTOR:202011/20/2020GLOBAL OCEAN AND LANDCONSTRUCTION23638 LYONS AVE., NEWHALL, CA 91324TEL: (909) 519-3777The Jetti - Dr. Eckermann20321 Irvine Ave., Suite F2,Newport Beach, CA. 92660DESIGN BY:20
ACCESSTOSECONDFLOORUPOPERATING ROOM245 sq. ft.MEDICALGASESCLEAN UP/STERILEROOMDIRTY TRASH/LINEN5'-6"7'-2"7'-6"5'-0"14'-0"16'-8"JANITOR6'-0"9'-0"RECOVERY5'-0"PRE-OPNURSE'SSTATIONRef.5'-6"6'-6"8'-0"7'-0"PATIENT'SRESTROOM4'-0"6'-3"7'-6"9'-0"6'-0"4'-6"UPS &CLEANLINENDR'SOFFICEWAITINGROOMRECEPTIONBUSINESSOFFICE8'-9"10'-10"9'-9"7'-4"5'-212"9'-0"PROCEDURE ROOM121 sq. ft.13'-6"STAFFRESTROOM3'-7"5'-9"9'-6"4'-0"ACCESSTOSECONDFLOORUP5'-6"4'-4"4'-10"A-331/4"=1'-0"EXISTING FLOOR / DEMOLITION PLANSPACE DISTRIBUTION PLANofCMScale:Drawn:Job:Sheet:Date:PROJECT:SheetsREVISIONS BYGENERAL CONTRACTOR:202011/20/2020GLOBAL OCEAN AND LANDCONSTRUCTION23638 LYONS AVE., NEWHALL, CA 91324TEL: (909) 519-3777The Jetti - Dr. Eckermann20321 Irvine Ave., Suite F2,Newport Beach, CA. 92660DESIGN BY:4CM12/28/20206468CM1/27/2021888821