HomeMy WebLinkAbout05_Reecess Medical Spa MUP_PA2024-0150CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 10, 2025
Agenda Item No. 5
SUBJECT: Reecess Medical Spa (PA2024-0150)
Minor Use Pemit
SITE LOCATION: 4301 Birch Street, Suite 131
APPLICANT: Tiffany Perez, One Nine Architecture
PLANNER: Jerry Arregui, Assistant Planner
jarregui@newportbeachca.gov, 949-644-3249
LAND USE AND ZONING
General Plan Land Use Plan Category: Airport Office and Supporting Uses (AO)
Zoning District: Office-Airport (OA)
PROJECT SUMMARY
A request for a minor use permit to allow the operation of a medical spa with accessory
massage services within a 4,404-square-foot tenant space within an existing office complex.
The applicant will improve the space to provide seven treatment rooms, a wellness area, a
reception area, an employee break room, and showers. The medical spa will offer services
such as cryotherapy, sauna, intravenous therapy, and limited massage and will operate from
9:00 a.m. to 8:00 p.m., daily, with no late hours (i.e., after 11:00 p.m.) proposed (Project).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. approving the Minor Use Permit
filed as PA2024-0150 (Attachment No. ZA 1).
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Reecess Medical Spa (PA2024-0150)
Zoning Administrator, April 10, 2025
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DISCUSSION
Land Use and Development Standards
The subject property is located on Birch Street, in the airport area of the City. The
property is zoned Office-Airport (OA) and is categorized as Airport Office and
Supporting Uses (AO) by the Land Use Element of the General Plan.
The property is currently developed with two medical office buildings and a 59-
space surface parking lot, as shown in Figure 1 below. The property is adjacent to
other medical and professional office buildings along Birch Street.
Figure 1: Oblique Image of Project Site
The Project will improve a vacant, 4,401-square-foot tenant space to operate a
medical spa with accessory massage services. As provided in the Applicant’s Project
Description (Attachment No. ZA 3), the spa will offer cryotherapy, sauna, meditation
and breathing areas, intravenous therapy and massage. Approximately five clients
and three staff members are expected to be on site at any given time.
Section 20.70 (Definitions) of the Newport Beach Municipal Code (NBMC)
provides specific examples of personal services, restricted land uses including day
spas, healing arts, tanning salons, and body piercing studios. The NBMC does not
have a medical spa land use, nor does it provide a definition for medical spa. The
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Reecess Medical Spa (PA2024-0150)
Zoning Administrator, April 10, 2025
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Project will operate like a day spa and would therefore be categorized as personal
services, restricted land use.
The NBMC defines a massage services, accessory land use as a massage
establishment that is regulated by State law and operated as an accessory use in
conjunction with an approved health club, athletic club, gym, or hotel or in
conjunction with a medical office or chiropractic office. For the purpose of this
definition, an establishment that includes less than 25% of its floor area dedicated
toward massage services is considered accessory. The Project includes two
massage rooms totaling approximately 350 square feet, or 8 %, of the total floor
area of the tenant space. The massage services are accessory to the variety of
personal services offered as the primary use.
Section 20.20.020 (Commercial Zoning Districts land uses and Permit
Requirements) of the NBMC allows both the personal services, restricted land use
and the accessory massage service land use within the OA Zoning District, subject
to approval of minor use permit.
Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC requires an
off-street parking rate of one space per 250-square-feet of gross floor area for
personal services. As massage is accessory to the primary use, the off-street
parking requirement for personal services is applied to the entire 4,404-square-feet
tenant space resulting in a parking requirement of 18 spaces.
The Property was developed in the 1960s, prior to current parking requirements, and
provides 59 surface parking spaces. The Property is considered nonconforming, as
it does not provide the minimum parking spaces currently required. Pursuant to
Section 20.38.060 (Nonconforming Parking) of the NBMC, a use with
nonconforming parking may be changed to a new use allowed in that zoning district
without providing additional parking, provided there is no intensification or
enlargement (e.g., increase in floor area, or lot area), and the new use requires a
parking rate of no more than one space per 250 square feet of gross floor area.
The Project requires a parking rate of one space per 250 square feet of gross floor
area and does not increase the gross floor area of the tenant space; therefore, no
additional parking is required.
Other uses on the property include professional offices, medical offices, and a
massage establishment. Condition of Approval No. 11 limits the hours of operation
from 9:00 a.m. to 8:00 p.m., daily, which is consistent with the other uses on the
property.
The Building Division and Fire Department have reviewed the Project and have
provided Conditions of Approval. Condition of Approval No. 26 requires the
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Zoning Administrator, April 10, 2025
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Applicant obtain a building permit for the Project which ensures the proposed
equipment and tenant layout complies with Building and Fire Codes.
The Police Department has reviewed the Project and has no objections. Condition
of Approval No. 24 requires the business operator or primary massage therapist
to obtain a Massage Operators Permit from the NBPD. Additionally, Condition of
Approval No. 25 requires all employees who conduct massage services to be
certified by the California Massage Therapy Council (CAMTC)
ENVIRONMENTAL REVIEW
This Project has been determined to be categorically exempt under the requirements of the
California Environmental Quality Act under Section 15301 under Class 1 (Existing
Faclities). The exceptions to this categorical exemption under Section 15300.2 are not
applicable. The Class 1 exemption authorizes minor alterations of existing structures
involving negligible or no expansion of use. The Project is to improve a vacant suite within
an existing building to operate a medical spa with no increase in floor area and no
intensification of use. Therefore, the Class 1 exemption is applicable.
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 may be filed with the Community Development Director 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:
JP/ja
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Reecess Medical Spa (PA2024-0150)
Zoning Administrator, April 10, 2025
Page 5
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
Attachments: ZA 1 Draft Resolution
5
Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
MINOR USE PERMIT FOR A PERSONAL SERVICES,
RESTRICTED LAND USE WITH ACCESSORY MASSAGE
SERVICES LOCATED AT 4301 BIRCH STREET, SUITE 131
(PA2024-0150)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Tiffany Perez of One Nine Architecture (Applicant), on behalf
of Reecess (Operator), concerning the property located at 4301 Birch Street and legally
described as Lot 4 of Tract 5169 (Property) requesting approval of a minor use permit.
2.The Applicant proposes to operate a medical spa with accessory massage services within
a 4,404-square-foot tenant space within an existing office complex. The Applicant will
improve the space to provide seven treatment rooms, a wellness area, a reception area,
an employee break room, and showers. The medical spa will offer services such as
cryotherapy, sauna, intravenous therapy, and limited massage and will operate from 9:00
a.m. to 8:00 p.m., daily, with no late hours (i.e., after 11:00 p.m.) proposed (Project).
3.The Property is categorized as Airport Office and Supporting Uses (AO) by the Land Use
Element of the General Plan and is located within the Office-Airport (OA) 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 on April 10, 2025, online via Zoom. 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.This Project is exempt from the California Environmental Quality Act (CEQA) under 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 exceptions to this categorical exemption under Section
15300.2 are not applicable.
2.The Class 1 exemption authorizes minor alterations of existing structures involving
negligible or no expansion of use. The Project will improve a vacant suite within an
existing building to operate as a medical spa with no increase in floor area and no
intensification of use. Therefore, the Class 1 exemption is applicable.
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Minor Use Permit
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 Land Use Element of the General Plan categorizes the Property as Airport Office
and Supporting Uses (AO). Table LU1 (Land Use Plan Categories) of the Land Use
Element specifies that the AO category is intended to provide for the development of
properties adjoining the John Wayne Airport for uses that support or benefit from airport
operations. These uses may include corporate and professional offices; automobile
sales, rental, and service; aviation sales and service; hotels; accessory retail, restaurant,
and service uses.
2.The Project is consistent with the AO designation, as it provides a personal service that
supports visitors to the surrounding commercial uses and the region at large. The Project
will serve and complement the nearby John Wayne Airport and surrounding business
community, as visitors and employees would be able to conveniently access this service
use.
3.Land Use Policy LU 3.3 (Opportunities for Change, Airport Area) of the Land Use
Element of the General Plan specifies that development in the airport area should
contribute to a cohesive urban, mixed-use character where residents and visitors can
live, work, shop, access services and play. The Project supports this policy as it provides
additional services to residents and employees of the airport area.
4.The Property is not located within 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 Property is located within the Office-Airport (OA) Zoning District. Similar to the Land
Use categorization of Airport Office and Supporting Uses (AO), the OA Zoning District
is also intended to provide areas appropriate for the development of properties adjoining
the John Wayne Airport for uses that support or benefit from airport operations including
corporate and professional offices; automobile sales, rental, and service; aviation sales
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and service; hotels; and accessory retail, restaurant, and service uses. The Project is a
service use and is therefore consistent with the intent of the OA Zoning District.
2.Section 20.70 (Definitions) of the NBMC defines the personal services, restricted land
use as a personal service use that may have a blighting and/or deteriorating effect on
surrounding areas and that may need to be dispersed from other similar uses to
minimize adverse impacts. The NBMC provides specific examples of personal services,
restricted land uses including day spas, healing arts, tanning salons, and body piercing
studios. The NBMC does not have a medical spa land use, nor does it provide a
definition for medical spa. The Project will offer cryotherapy, sauna, meditation and
breathing areas, intravenous therapy, and limited massage service. The Project will
operate like a day spa and would therefore be categorized as personal services,
restricted land use.
3.Section 20.70 (Definitions) of the NBMC defines a massage services, accessory land
use as a massage establishment that is regulated by State law and operated as an
accessory use in conjunction with an approved health club, athletic club, gym, or hotel
or in conjunction with a medical office or chiropractic office. For the purpose of this
definition, an establishment that includes less than 25% of its floor area dedicated
toward massage services is considered accessory. The Project includes two massage
rooms totaling approximately 350-square-feet, or 8 %, of the total floor area of the tenant
space. The massage services are accessory to the variety of personal services offered
as the primary use.
4.Pursuant to Table 2-4 (Commercial Office Zoning Districts Permit Requirements) of
Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements)
of the NBMC, both personal services, restricted and accessory massage services are
permitted within the OA Zoning District, subject to approval of a minor use permit (MUP).
5.Section 20.40.120 (Massage Establishments and Services) of the NBMC provides
additional standards for massage establishments operating as an independent use. The
Project only includes massage as an accessory use; therefore, compliance with these
standards is not required.
6.Table 3-10 (Off-Street Parking Requirements) of Section 20.40.040 (Off-Street Parking
Spaces Required) of the NBMC requires an off-street parking rate of one space per 250-
square-feet of gross floor area for personal services. As massage is accessory to the
primary use, the off-street parking requirement for personal services is applied to the
entire 4,404-square-feet tenant space resulting in a parking requirement of 18 spaces.
7.The Property was developed in the 1960s, prior to current parking requirements, and
provides 59 surface parking spaces. The Property is considered nonconforming, as it does
not provide the minimum parking spaces currently required. Pursuant to Section
20.38.060 (Nonconforming Parking) of the NBMC, a use with nonconforming parking
may be changed to a new use allowed in that zoning district without providing additional
parking, provided there is no intensification or enlargement (e.g., increase in floor area,
or lot area), and the new use requires a parking rate of no more than one space per 250
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square feet of gross floor area. The Project requires a parking rate of one space per 250
square feet of gross floor area and does not increase the gross floor area of the tenant
space; therefore, no additional parking is required.
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 Property and surrounding area are developed with professional and medical offices,
hotels, car rental and car washing services, and other service uses. The Project provides
a personal service that is consistent with the uses within the surrounding area.
2.The Project is not anticipated to generate public inconveniences or nuisances such as
noise, light, or odors. Approximately five clients and three staff members are expected
to be on site at any given time.
3.Conditional of Approval No. 11 limits hours of operations from 9:00 a.m. through 8:00
p.m., daily and prohibits late hours operations (i.e., after 11 p.m.) The proposed hours
of operation are similar with the other uses on the Property.
4.The Property orients towards Birch Street and is not adjacent to any residential
neighborhoods. The nearest residential zoning district is approximately 3,000 feet south
from the Property. No impacts to any residential uses are expected due to the distance
and intervening uses.
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 flat, rectangular in shape, and measures approximately 58,000-square-
feet in area. It is developed with two office buildings and a 59-space surface parking lot.
The Project is located within the single-story, 9,798-square-foot, building designated for
medical office uses. The adjacent building is also designated for medical office uses.
2.The Property is located within a developed, commercial, area and is adequately served
by existing public services and utilities.
3.Existing vehicular and pedestrian access points to the Property from Birch Street will be
maintained, providing adequate public and emergency vehicle access.
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4.The Building Division and Fire Department have reviewed the Project and have provided
Conditions of Approval. Condition of Approval No. 26 requires the Applicant obtain a
building permit for the Project which ensures the proposed equipment and tenant layout
complies with Building and Fire Codes.
Finding:
E.Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1.Fact 3 in Support of Finding B is hereby incorporated by reference.
2.The Project adds a personal service use to an existing office complex where
professional and medical offices are common. The Project diversifies the allowed uses
within the building and helps the property owner lease the currently vacant space. The
Project is not anticipated to endanger, jeopardize, or otherwise constitute a hazard to
the public.
3.The Newport Beach Police Department (NBPD) has reviewed the Project and has no
objections. Condition of Approval No. 24 requires the Operator or primary massage
therapist to obtain a Massage Operators Permit from the NBPD. Additionally, Condition
of Approval No. 25 requires all employees who conduct massage services to be certified
by the California Massage Therapy Council (CAMTC).
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 under Section 15301
under Class 1 (New Construction and Conversion of Small Structures) 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
filed as PA2024-0150 subject to the conditions outlined 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 if filed with the Community Development
Director in accordance with the provisions of Section 20.54.060 (Time Limits and
Extensions) of the NBMC.
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PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF APRIL 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The Project shall be in substantial conformance with the approved site plan, and floor plans
stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2.The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3.The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may cause the 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 are detrimental to the public health, welfare, or materially injurious to the
Property or improvements in the vicinity or if the Property is operated or maintained to
constitute a public nuisance.
5.Any change in operational characteristics, expansion in the area, or other modification
to the approved plans shall require review by the Planning Division. An amendment to
this Minor Use Permit or the processing of a new minor use permit may be required.
6.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 Section 20.54.060 (Time Limits and Extensions) of the
NBMC.
7.Prior to issuance of a building permit, a copy of this Resolution including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans
8.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.
9.Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, 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 Saturdays. Noise-generating
construction activities are not allowed on Sundays or Holidays.
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10.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
NBMC.
11.The hours of operation shall be limited from 9:00 a.m. through 8:00 p.m., daily. Late
hours operations (i.e., after 11 p.m.) shall be prohibited.
12.The business operator shall take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the Property and adjacent properties during business hours, if directly
related to the patrons of the establishment.
13.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.
14.All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign
Standards) of the NBMC.
15.All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting) of the
NBMC. The Community Development Director may order the dimming of light sources
or other remediation upon finding that the site is excessively illuminated.
16.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.
17.All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three 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.
18.All trash shall be stored within the building, except when placed for pick-up by refuse
collection agencies. 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).
19.Trash receptacles for patrons shall be conveniently located inside of the establishment.
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20.Storage outside of the building in the front or at the rear of the Property shall be
prohibited, with the exception of the trash container on pick-up days.
21.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 leasing agent.
22.To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
the 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 the Reecess Medical Spa including, but not limited to, the Minor Use
Permit filed as PA2024-0150. 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.
Police Department
23.The establishment shall comply with Chapter 5.50 (Massage Establishments) of the
NBMC.
24.All employees of the establishment who conduct massage shall be certified by the
California Massage Therapy Council (CAMTC). Physicians, physical therapists, and
chiropractors are exempt from this condition.
25.The Operator or primary massage therapist shall obtain and hold in good standing, a
Massage Operators Permit issued by the NBPD.
Building Division
26.The Applicant shall 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.
27.An accessible path of travel shall be required from the parking lot and public right of way
to the tenant space per section 11B-202.4 of the California Building Code.
28.A turning space shall be required inside the treatment room per section 11B11B-304 of
the California Building Code.
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29.Medical gases at healthcare related facilities for patient care shall comply with Section
427 and Chapter 53 of the California Fire Code.
30.Lounge heated chair area shall be assembly occupant load.
31.Applicant shall provide necessary information to support the RCL calculations provided
on the project plans which includes dimensions of the “cryo” enclosure and the total
amount and type of refrigerant. This data within the RCL calculations provided for this
Minor Use Permit shall match the equipment specifications during plan check.
Fire Department
32.Refrigerant systems shall comply with section 608 of the California Fire Code and the
California Mechanical Code.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Minor Use Permit
(PA2024-0150)
4301 Birch Street, Suite 131
Subject Property
18
Attachment No. ZA 3
Applicant’s Project Description Letter
19
Reecess is a luxury medical spa that focuses on a holistic healing approach using state of
the art technology. Services offered include IV therapy, Ammortal chamber, cryotherapy
chamber, saunas, and massage therapy. Clients will work with staff to determine their
custom treatment plan based on their physical needs. A medical physician or nurse is
required to administer IV therapy treatments. In addition, clients will have access to
showers, lockers, changing rooms, and wellness areas.
The property is in an Office-Airport Zone and the existing building use is medical. The suite
is approximately 4400 sf, and the proposed use is medical and personal services. Services
are offered by appointment only and are available Monday-Sunday, 9 AM-8 PM.
Approximately 5 clients and 3 staff members are expected on site at any given time. There
is no proposed change to the exterior of the building and no proposed change to the
existing parking.
20
Attachment No. ZA 4
Project Plans
21
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Z ^^ϰϯϬϭ/Z,^d͕͘^h/d E tWKZd ,͕ϵϮϲϲϬ
h' E <K,d >;ϵϰϵͿϯϳϱͲϳϯϲϰ <K,ΛZ ^^͘KD
d EEd/DWZKs D EddK/E>h ͗ DK>/d/KE͕E tWZd/d/KE^͕^h^W E />/E'^^ D>/ ^͕>/',d/E'͕KKZ^͕&/E/^, ^͕E^^K/d > dZ/>͕D ,E/>͕W>hD/E'/DWZKs D Ed^͘
WZK: dZ ^^ϰϯϬϭ/Z,^dZ d͕^h/d ϭϯϭ͕E tWKZd ,͕͕͘ϵϮϲϲϬ
dzW K&KE^dZhd/KE sͲ
h/>/E'KhWEz ͲK&&/ ͬD />
h^ ^Z/Wd/KE D />>/E/t/d,^WKDWKE d^͘/d/^EKEͲDh>dKZzEEKEͲK^,WK͘
WZK: dZ ϰ͕Ϯϰϳ^Y͘&d͘
h/>/E'EKK&^dKZ/ ^ϭ
h/>/E'Z ϵ͕ϳϵϴ'ZK^^^Y͘&d͘
h/>/E'>/& ^& dz/E&K͘ EKEͲ^WZ/E<> Z ͘s/^h>Eh/> >ZD^WZKs/ ͘
s/>> WZ</E'ϱϵ^d>>^dKd>;ϰϯϬϭ/Z,^d͘EϰϯϮϭ/Z,^d͘Ϳ
y/^d/E'^/d W,KdK^
:KEK͗
^> ͗
d/d> ͗
ZtE͗', <͗ d
>d /^^h EZ͘d ^Z/Wd/KE
ϭ
^, d͗
Z,/d d
>/ EdͬWZK: d>Kd/KE
ϰϯϬϭ/Z,^dZ d
^h/d ϭϯϭ
E tWKZd͕ϵϮϲϲϬ
/^^h &KZW>EE/E'ϬϴͬϭϮͬϮϬϮϰ
Ξϭ͗ϵZ,/d dhZ ͕>/&KZE/KZWKZd/KE͘>>Zt/E'^EtZ/dd EDd Z/>, Z /EKE^d/dhd d, KZ/'/E>EhEWh>/^, tKZ<K&d, Z,/d d͕Ed, ^D DzEKd hW>/d ͕h^ ͕KZ/^>K^ t/d,Khdd, tZ/dd EKE^ EdK&d, Z,/d d͘
ϭϱϭϭ ͘KZE' d,KZW s ͕^h/d &h>> ZdKE͕ϵϮϴϯϭ
Z ^^
DhW
Ϯ Z /^^h &KZW>EE/E'ϭϭͬϬϲͬϮϬϮϰ
ϯ Z /^^h &KZW>EE/E'ϬϮͬϬϱͬϮϬϮϱ
^ Zs/ ^K&& Z
^ Zs/ ZKKD ^d&&E ^
DDKZd>,D Z ϭϯϭ͘ϬϮ Z ^^^d&&
D /dd/KEΘZ d,/E'ϭϯϭ͘Ϭϭ͕ϭϯϭ͘Ϯϴ͕ϭϯϭ͘Ϯϵ EKE
s D/,/Z^ϭϯϭ͘Ϭϯ Z ^^^d&&
/sd, ZWz ϭϯϭ͘ϬϱΘϭϯϭ͘ϭϬ Z '/^d Z EhZ^
D^^' d, ZWz ϭϯϭ͘ϬϴΘϭϯϭ͘Ϭϵ Zd/&/ D^^' d, ZW/^d
/E&ZZ ^hEϭϯϭ͘ϯϬ Z ^^^d&&
dZ/d/KE>^hE ϭϯϭ͘ϯϭ Z ^^^d&&
ZzKd, ZWz ϭϯϭ͘ϯϯ Z ^^^d&&
22
ϬϬϭ
ϬϬϭ
ϬϬϭ
ϬϬϭ
/
Z
,
^
d
Z
d
^h/d ϭϯϭ
ϬϬϮ
ϬϬϯ
ϬϬϰ
ϬϬϰ
ϬϬϰ
ϬϬϱ
ϬϬϮ
ϬϬϯ
ϬϬϮ
ϭϰ
ϭϬ
ϭϭ
ϱ
ϰ
ϭϱ
ϰϯϮϭ/Z,
ϰϯϬϭ/Z,
ϬϬϲ
^h/d ϭϬϬ^h/d ϭϮϬ^h/d ϭϯϬ^h/d ϭϰϬ
^h/d ϭϬϭ
^h/d EK͘ ^h/d ^& ^h/d h^
ϰϯ
Ϯ
ϭ
/
Z
,
ϭϬϬ ϰ͕ϲϬϬ D />K&&/
ϭϮϬ ϭ͕ϱϰϮ D />K&&/
ϭϯϬ ϭ͕ϱϭϮ D />K&&/
ϭϰϬ Ϯ͕ϱϱϯ D />K&&/
ϮϬϬ ϭ͕ϮϬϰ D />K&&/
dKd>ϭϭ͕ϰϭϭ^&
ϰϯ
Ϭ
ϭ
/Z
,
ϭϬϭ ϱ͕ϯϵϰ D />K&&/
ϭϯϭ ϰ͕ϰϬϰ D />^W
dKd>ϵ͕ϳϵϴ^&
y/^d/E'^/d W>E
EͲϰ͘Ϭ
ϯͬϯϮΗсϭΖͲϬΗ
EK͘ ^Z/Wd/KE
ϬϬϭ y/^d/E'WZKW Zdz>/E
ϬϬϮ y/^d/E'^/d <
ϬϬϯ y/^d/E'Dht>>dKZ D/E
ϬϬϰ y/^d/E' ^^/> WZ</E'^d>>^dKZ D/E
ϬϬϱ y/^d/E'dZ^, E>K^hZ dKZ D/E
ϬϬϲ y/^d/E' ^^/> Wd,K&dZs >
< zEKd ^
EEEE
:KEK͗
^> ͗
d/d> ͗
ZtE͗', <͗ d
>d /^^h EZ͘d ^Z/Wd/KE
ϭ
^, d͗
Z,/d d
>/ EdͬWZK: d>Kd/KE
ϰϯϬϭ/Z,^dZ d
^h/d ϭϯϭ
E tWKZd͕ϵϮϲϲϬ
/^^h &KZW>EE/E'ϬϴͬϭϮͬϮϬϮϰ
Ξϭ͗ϵZ,/d dhZ ͕>/&KZE/KZWKZd/KE͘>>Zt/E'^EtZ/dd EDd Z/>, Z /EKE^d/dhd d, KZ/'/E>EhEWh>/^, tKZ<K&d, Z,/d d͕Ed, ^D DzEKd hW>/d ͕h^ ͕KZ/^>K^ t/d,Khdd, tZ/dd EKE^ EdK&d, Z,/d d͘
ϭϱϭϭ ͘KZE' d,KZW s ͕^h/d &h>> ZdKE͕ϵϮϴϯϭ
Z ^^
DhW
Ϯ Z /^^h &KZW>EE/E'ϭϭͬϬϲͬϮϬϮϰ
ϯ Z /^^h &KZW>EE/E'ϬϮͬϬϱͬϮϬϮϱ
PARKING COUNT
WZKs/ WZ</E'ͲϰϯϬϭ/Z,нϰϯϮϭ/Z,
^dEZ ϱϯ^d>>^
^^/> ϲ^d>>^
dKd> ϱϵ^d>>^WZKs/
Z Yh/Z WZ</E'ͲϰϯϬϭ/Z,͕^h/d ϭϯϭ
h^ ͲD />^W
^h/d ϭϯϭͲϰϰϬϰ^&
WZ</E'Zd ͲϭͬϮϬϬ^&
ϰϰϯϴ^&ͬϮϬϬ^&сϮϯ^W ^Z Yh/Z
Z Yh/Z WZ</E'ͲϰϯϬϭ/Z,нϰϯϮϭ/Z,
ϰϯϬϭ/Z,Ͳϵ͕ϳϵϴ^&
ϰϯϮϭ/Z,Ͳϭϭ͕ϰϭϭ^&
dKd>ͲϮϭ͕ϮϬϵ^&
D />WZ</E'Zd ͲϭͬϮϬϬ^&
Ϯϭ͕ϮϬϵ^&ͬϮϬϬ^&сϭϬϲ^d>>^Z Yh/Z
SUITE BREAKDOWN
D />h^ ^EKEd/Eh ^D />h^ ^/&d, z,s y/^d WZ/KZdKd, D />KZ/EE K&ϮϬϬϱ͘
23
t >>E ^^ϭϯϭ͘Ϯϵϭϰϱ^&ϭϱϬ^Y͘&dͬKhWEdϭKhWEd^
N
N
N
N
E
E
EE
EE
E
E
E
с y/d ^^64'-3"
38'-8"
ϳϮΖͲϲΗ
y/d^ WZd/KE
Ϭ͘ϭ
ϭϮϭΖͲϭϭ
Η
>KE'
^
d
/
'
K
E
>
с y/d ^^
с y/d ^^46'-7
Ϭ͘ϭ
Ϭ͘ϭ
с y/d ^^42'-8"
с y/d ^^37'-5"
EdZzϭϯϭ͘ϬϬϳϱ^&ϭϱ^Y͘&dͬKhWEdϱKhWEd^
K&& Zϭϯϭ͘Ϭϲϰϳ^&ϭϱ^Y͘&dͬKhWEdϯKhWEd^
CR
CRN
N
CRN
>hEZzZKKDϭϯϭ͘Ϭϰϵϱ^&ϯϬϬ^Y͘&dͬKhWEd͘ϯϮKhWEd^
ϭϯϭ͘Ϯϱ͕ϭϯϭ͘Ϯϲ͕ϭϯϭ͘Ϯϳ͕ϭϯϭ͘Ϯϴ͕ϭϯϭ͘ϯϬ͕ϭϯϭ͘ϯϭ
Θϭϯϭ͘ϯϯϴϵϮ^&ϭϱϬ^Y͘&dͬKhWEdϲKhWEd^
^dKZ' ZKKDϭϯϭ͘ϯϮϱϮ^&ϯϬϬ^Y͘&dͬKhWEdϭKhWEd^
E/
E/
t >>E ^^ZKKD131.02
t >>E ^^Z 131.10 D^^' 131.09 D^^' 131.08 K&& Z131.06,>>tz131.12
^hEZKKD131.30
> dZ/>ZKKD131.20
,>>tz
131.11
^dKZ' 131.19
t >>E ^^ZKKD131.03 EdZz131.00
,>>tz131.07
t >>E ^^Z 131.05
t >>E ^^ZKKD131.01
^dKZ' 131.32
^hEZKKD131.31
t/d/E'131.17
,>>tz131.13
,>>tz131.16^,Kt Z131.22
,E'/E'ZKKD131.23
t >>E ^^Z 131.33
,>>tz131.25
>hEZzZKKD131.04
t >>E ^^Z 131.28
t >>E ^^Z 131.29
>>Ͳ' E Z ^^/> dK/> dZKKD131.14>>Ͳ' E ZdK/> dZKKD131.15
>>Ͳ' E Z ^^/> dK/> dZKKD131.18
^^/> ^,Kt Z131.21
^^/> ,E'/E'ZKKD131.24
,>>tz131.26
^,Kt Z131.27
ϯϲΗyϰϴΗD/E͘>Z͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ>
Z
͘
ϱΖͲϬΗ
>
Z
͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ
>
Z
͘
ϱΖͲϬΗ>
Z
͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ>
Z
͘
ϱΖͲϬΗ
>
Z
͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϯϲΗyϰϴΗD/E͘>Z͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ
>
Z
͘
W,KE ͬdZKKD
^h/d ϭϬϭD />K&&/
ϯϬΗyϰϴΗD/E͘>Z͘
ϯϬΗyϰϴΗD/E͘>Z͘ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ>
Z
͘
ϵϵ^&
ϵϵ^&
ϯϴ^&
ϭϮϱ^&
ϭϯϭ͘ϭϵΘϭϯϭ͘ϮϬϭϳϴ^&
ϯϬϬ^Y͘&dͬKhWEdϭKhWEd^
ϵϵ^&
ϱϴ^&
ϭϰϱ^&
ϭϯϴ^& ϭϯϴ^&
ϭϱϴ^&
ϳϳ^&ϵϬ^&
ϯϵϱ^&
t/d/E'ϭϯϭ͘ϭϳϭϵϲ^&ϭϱ^Y͘&dͬKhWEdϭϯKhWEd^
ϱΖͲϬΗ>
Z
͘
EK͘ ^Z/Wd/KE
Ϭ͘ϭ WZKs/ E tdd/> y/d^/'E' t/d,d, tKZ^Η y/dΗKE>d,^/ K&KKZ͘Z & ZdKdzW/>^/'E' d/>^&KZDKhEd/E', /',d^E/d/KE>/E&KZDd/KEKE^, dEͲϯ͘Ϭ
y/d/E'W>E
EͲϱ͘Ϭ
ϭͬϰΗсϭΖͲϬΗ
^, dEKd ^
ϭ͘ t, Z y/^d/E'Zd KE^dZhd/KE/^^,KtEdKZ D/E͕KE > KE/d/KE^Z K&d E EKhEd Z WZ/KZdK^dZdK&KE^dZhd/KE͘d, KEdZdKZ/^Z Yh ^d dKKE&/ZD^Ͳh/>d&/ >KE/d/KE^^KhD Ed ͘^,Kh>hW'Z dK y/^d/E'Zd ^^ D>/ ^ Z Yh/Z ͕KEdZdKZdK/E&KZDZ,/d d/EtZ/d/E'WZ/KZdKWZK /E't/d,d, tKZ<͘
Ϯ͘ D E^K& 'Z ^^^,>> />>hD/Ed t/d,d> ^dKE &KKdE> dd, &>KKZ> s >d>>d/D ^͘
ϯ͘ WZKs/ D E^K& 'Z ^^>/',d/E't/d, D Z' Ez<ͲhW^hWW>z͘
^/'E' y/d/E'> ' E
&/Z
^
d
&
>
K
K
Z
KhWEzdzW dKd>Z ;^&Ϳ KhWEd>K dKd>KhWEd^
>K< Zϭϯϭ͘ϭϲ͕ϭϯϭ͘ϮϭͲϭϯϭ͘Ϯϰ ϯϵϰ ϱϬ ϴ
h^/E ^^ϭϯϭ͘ϬϭͲϭϯϭ͘Ϭϯ͕ϭϯϭ͘Ϭϱ͕ϭϯϭ͘ϬϳͲϭϯϭ͘ϭϱ Ϯ͕ϭϳϮ ϭϱϬ ϭϱ
h^/E ^^ϭϯϭ͘ϮϱͲϭϯϭ͘ϯϭ͕ϭϯϭ͘ϯϯ ϭ͕Ϭϯϳ ϭϱϬ ϳ
^dKZ' ͬ > dZ/>ϭϯϭ͘Ϭϰ͕ϭϯϭ͘ϭϵ͕ϭϯϭ͘ϮϬ͕ϭϯϭ͘ϯϮ ϯϮϱ ϯϬϬ Ϯ
EdZzͬt/d/E'ͬK&& ϭϯϭ͘ϬϬ͕ϭϯϭ͘Ϭϲ͕ϭϯϭ͘ϭϳ ϯϭϴ ϭϱ ϮϮ
ϰϮϰϳ dKd>KhWEd^ϱϰ
y/d^Z Yh/Z Ϯ
y/d^WZKs/ ϰ
y/dt/d,Z Yh/Z Ϭ͘ϮyϱϰсϭϬ͘ϲΗ
y/dt/d,WZKs/ ϭϰϰ
KhWEz>h>d/KE^
< zEKd ^Z E͘/͘͘
y/^d/E'KE^dZhd/KEdKZ D/E
E tKE^dZhd/KE
E tD/>>tKZ<t/d,Ks Z, /E d^
&/Z yd/E'h/^, Z/E d&
y/d ^^с> ^^d,EϮϬϬΖ/EEKEͲ^WZ/E<> Z h/>/E'
KDDKEWd,K& 'Z ^^с> ^^d,EϳϱΖ/EEKEͲ^WZ/E<> Z h/>/E'
y/d^/'E'
KDW> d /Ed Z/KZ^/'E' ^,>> WZKs/ d>Kd/KE^/E>h/E'hdEKd>/D/d dK͗x ZKKD/ Ed/&/d/KEx/Z d/KE>E/E&KZDd/KE>x ^^/> EdZE dD/E EdZz>Kzx > sdKZKW Zd/E'WE >x > sdKZ EdZE &>KKZ/ Ed/&/d/KEd:Dx Z ^dZKKD^x > sdKZ>Kz D Z' Ez shd/KE
dd/> y/d^/'E^^,>> WZKs/ d>Kd/KE^/E>h/E'hdEKd>/D/d dK͗x 'Z > s > y/dKKZ^Η y/dΗx y/dKKZ^> /E'dK'Z > s > y/dKKZ^x ;^d/Zt >>KKZ^ͿΗ y/d^d/ZKtEΗx y/dKKZ^> /E'dK'Z > s > yd Z/KZ y/dΗ y/dΗx y/d ^^KKZ> /E'&ZKDZKKDKZZ t/d,s/^h> y/d^/'E͖Η y/dZKhd Η
KDW> d ^/'E' ^,>> WZKs/ ^EKEͲ'>Z ͕KEdZ^d/E'<'ZKhE͕ϭͬϯϮΗZ/^ ,Zd Z^͕d yd, /',dϱͬϴΗdKϮΗEW/dK'ZD^^,>> ϲΗ,/',D/E͘DKhEd/E', /',dϰΖͲϬΗD/E͘Ks &/E/^, &>KKZdK^ >/E K&>Kt ^dZKtK&Z/>> EDy͘ϱΖͲϬΗdKKddKD^ >/E K&,/', ^d>/E K&Z/^ d yd͘DKhEd^/'E^dK>d,^/ K&KKZ͘dKh> KKZ^dd, E Z ^dt>>WZ & Z> dd, Z/',dK&d, KW E/E'͘
^ >&/>>hD/Ed/E'&>KKZ> s > y/d^/'E^^,>> WZKs/ dΗ/ΗEΗΗKhWEz͘ ͘'͘dZ/d/hD^ >&/>>hD/Ed/E'&KZϭϬz Z^͕'Z E& ͕t,/d ,Kh^/E'KZ^/D/>Z͘
>^^ZKKD
ϭϮϯ
y/d^d/Z
KtE
y/d
Dy͘ͺͺͺKhWEd^
/E^ K&&/Z KEKdh^ > sdKZh^ ^d/Z^
y/dZKhd
EEEE
D> ;ϱϬйK&dKd>Ϳ & D> ;ϱϬйK&dKd>Ϳ
dKd>KhWEd^W Zd> ϰͲϭK&ϮϬϮϮWϱϰdKd>KhWEd^ Ϯϳ Ϯϳ
&/ydhZ ^Z Yh/Z W Zd> ϰϮϮ͘ϭK&ϮϬϮϮW
ϭdK/> dϭhZ/E>ϭ^/E<
ϮdK/> dϭ^/E<
&/ydhZ ^WZKs/ ϭdK/> dϭhZ/E>ϭ^/E<
ϮdK/> dϭ^/E<
W>hD/E'&/ydhZ KhEd
CR t>>DKhEd ZZ Z
:KEK͗
^> ͗
d/d> ͗
ZtE͗', <͗ d
>d /^^h EZ͘d ^Z/Wd/KE
ϭ
^, d͗
Z,/d d
>/ EdͬWZK: d>Kd/KE
ϰϯϬϭ/Z,^dZ d
^h/d ϭϯϭ
E tWKZd͕ϵϮϲϲϬ
/^^h &KZW>EE/E'ϬϴͬϭϮͬϮϬϮϰ
Ξϭ͗ϵZ,/d dhZ ͕>/&KZE/KZWKZd/KE͘>>Zt/E'^EtZ/dd EDd Z/>, Z /EKE^d/dhd d, KZ/'/E>EhEWh>/^, tKZ<K&d, Z,/d d͕Ed, ^D DzEKd hW>/d ͕h^ ͕KZ/^>K^ t/d,Khdd, tZ/dd EKE^ EdK&d, Z,/d d͘
ϭϱϭϭ ͘KZE' d,KZW s ͕^h/d &h>> ZdKE͕ϵϮϴϯϭ
Z ^^
DhW
Ϯ Z /^^h &KZW>EE/E'ϭϭͬϬϲͬϮϬϮϰ
ϯ Z /^^h &KZW>EE/E'ϬϮͬϬϱͬϮϬϮϱ
24
ϮϲΖͲϬΗ
ϰϰΖ
Ͳ
Ϭ
Η
ϳΖͲ
Ϯ
Η
ϭϮΖͲϴΗ ϭϬΖͲϴΗ
ϱϰΖͲϱΗ
ϵΖͲ
ϭ
ϭ
Η
ϮϬΖ
Ͳ
ϭ
Η
ϮϰΖͲϳΗ
CRYOCHAMBER
INFRAREDSAUNAHOTSAUNA
ϯϭ
Ζ
Ͳ
ϲ
Η
ϭϱΖͲϱΗ
ϭϮ
Ζ
Ͳ
ϭ
Ϭ
Η
ϭϰΖͲϳΗ
ϯϲΗyϰϴΗD/E͘>Z͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϯϬΗyϲϬD/E͘>Z͘
ϭϬΖͲϭϭΗ ϵΖͲϲΗ
ϱΖͲϬΗ>
Z
͘
ϱΖͲϬΗ>
Z
͘
ϱΖͲϬΗ
>
Z
͘
ϭϬΖͲϴΗ
ϲΖͲ
ϭ
Ϭ
Η
ϲΖͲϱΗ
ϲΖͲ
ϲ
Η
ϰΖͲ
ϭ
ϭ
Η
ϲΖͲ
ϲ
Η
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ
>
Z
͘
ϱΖͲϬΗ
>
Z
͘
ϯΖͲϴΗ
ϱΖͲϬΗ>
Z
͘
ϯϬΗyϰϴΗD/E͘>Z͘
ϱΖͲϬΗ>
Z
͘
ϱΖͲϬΗ
>
Z
͘
ϯϬΗyϰϴΗD/E͘>Z͘ϯϬΗyϰϴΗD/E͘>Z͘
ϯϲΗyϰϴΗD/E͘>Z͘
95 SF.
VEMICHAIRVEMICHAIR
AMMORTAL
&>KKZ&/E/^,d͘
d,Z ^,K>dK ϭͬϮΗ
,/',Dy͕dzW͘d,Z ^,K>dKKDW>zt/d,ϭϭͲϯϬϮΘϭϭͲϯϬϯ͘
HEATEDLOUNGECHAIR
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