HomeMy WebLinkAbout05_SKINIC Day Spa Minor Use Permit_PA2024-0239
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 10, 2025
Agenda Item No. 5
SUBJECT: SKINIC Day Spa (PA2024-0239)
▪ Minor Use Permit
SITE LOCATION: 3838 East Coast Highway
APPLICANT: Angela Lindsay, SoCal h2H
OWNER: The 3838 Corona LLC
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: CC (Corridor Commercial)
• Zoning District: CC (Commercial Corridor)
PROJECT SUMMARY
A request for a minor use permit to allow the operation of a day spa establishment (Personal
Services, Restricted), which includes accessory massage services. The applicant proposes
to improve a 2,270-square-foot, single-story, commercial building to provide services such
as: facials, superficial chemical peels, and accessory massage. The establishment would
operate daily until 8:00 p.m., and no late hours (i.e., after 11:00 p.m.) are proposed.
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 the Minor Use Permit
filed as PA2024-0239 (Attachment No. ZA 1).
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SKINIC Day Spa (PA2024-0239)
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DISCUSSION
• The proposed day spa will be located within an existing commercial building
located west of the East Coast Highway and Hazel Drive intersection. The
proposed use is a commercial use intended to serve nearby residents of Corona
del Mar as well as visitors to the City.
• The project site is in the CC (Commercial Corridor) Zoning District and categorized
as CC (Corridor Commercial) by the General Plan. This designation is intended to
provide a range of neighborhood-serving retail and service uses along street
frontages that are located and designed to foster pedestrian activity. While the
existing commercial building is adjacent to residential neighborhoods, the building
is oriented towards East Coast Highway where the properties fronting East Coast
Highway are also in the CC (Commercial Corridor) Zoning District. Therefore, the
proposed use is consistent with the Zoning District and General Plan Land Use.
• The proposed day spa is classified as a Personal Services, Restricted land use
and is allowed subject to the approval of a minor use permit in order to disperse
the use from other similar uses in this land use category to minimize potential
adverse impacts. The project also includes massage as an accessory component,
which also requires a minor use permit.
• The day spa is proposed to be located within a recently improved 2,270-square-
foot commercial building. The existing building was previously comprised of three
tenant spaces; however, a tenant improvement was recently completed to combine
the three tenant spaces into one. As a result, and in an effort to improve the site
accessibility, a new entrance ramp has been incorporated which has resulted in a
reduction in the gross floor area from 2,392 square feet to 2,270 square feet. The
proposed day spa use will require a tenant improvement to construct ten individual
treatment rooms, an office, employee breakroom, a lobby, and reception area.
• As provided in the Applicant’s Project Description (Attachment No. ZA 3), the day
spa will offer facials, superficial chemical peels, and accessory massage such as
lipomassage. The requested hours of operation are between 10:00 a.m. and 5:00
p.m., Monday through Saturday. Staff recommends a condition of approval limiting
the hours of operation to between 10:00 a.m. and 8:00 p.m. daily to allow more
operational flexibility in the future. No late hours (past 11:00 p.m.) or alcohol
service are proposed as part of this application.
• The proposed day spa includes lipomassage, which is considered an accessory
use given it comprises less than 10% of the overall service offerings. The project
was reviewed by the Police Department and determined not to require an
Operator’s Permit for massage under the Municipal Code given that lipomassage
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SKINIC Day Spa (PA2024-0239)
Zoning Administrator, July 10, 2025
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is not directly regulated or covered by the California Massage Therapy Council
(CAMTC) certification.
• The proposed use is surrounded by a range of commercial uses, which includes a
hair salon, tailor, florist, and martial arts studio located at the northern property
along East Coast Highway across Hazel Drive. The adjacent property to the south
along East Coast Highway is vacant. The proposed use provides a different
commercial service for nearby residents and the surrounding village of Corona del
Mar.
• The project site is nonconforming because it does not provide the required number
of parking spaces. However, Section 20.38.060(B)(1) of the Newport Beach
Municipal Code (NBMC) indicates that a use may be changed to a new use without
providing additional parking provided no intensification or enlargement occurs and
the new use requires a parking rate of no more than one space per 250-square-
feet of gross building area. The proposed day spa is located within a vacant tenant
space. Although the three previous suites were merged into one suite, the overall
floor area was reduced by approximately 122 square feet. Therefore, no
intensification or enlargement is proposed that would trigger additional parking.
The primary use of the suite is personal services, which requires a parking rate of
one space per 250-square-feet. Therefore, the project would not result in an
intensification that requires additional parking pursuant to Section 20.38.060(B)(1).
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.
This exemption authorizes minor alterations to existing structures involving negligible or
no expansion of use. The proposed project includes the operation of a day spa with minor
alternations to the tenant space.
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.
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SKINIC Day Spa (PA2024-0239)
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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:
____________________________
Oscar Orozco, Associate Planner
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
MINOR USE PERMIT FOR A DAY SPA (PERSONAL SERVICES,
RESTRICTED LAND USE) LOCATED AT 3838 EAST COAST
HIGHWAY (PA2024-0239)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Angela Lindsay of SoCal h2H on behalf of Marinho Cassiana
of The 3838 Corona LLC with respect to property located at 3838 East Coast Highway and
legally described as Lots 52 of Block B of Tract No. 673, requesting approval of a minor
use permit.
2. A request for a minor use permit to allow the operation of a day spa establishment
(Personal Services, Restricted), which includes accessory massage services. The
applicant proposes to improve a 2,270-square-foot, single-story, commercial building to
provide services such as: facials, superficial chemical peels, and accessory massage. The
establishment would operate daily until 8:00 p.m., and no late hours (i.e., after 11:00 p.m.)
are proposed.
3. The subject property is designated Corridor Commercial (CC) by the General Plan Land
Use Element and is located within the Commercial Corridor (CC) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on July 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) 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. This exemption authorizes minor alterations to existing structures involving negligible or
no expansion of use. The proposed project includes the operation of a day spa with
minor alternations to the tenant space.
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Zoning Administrator Resolution No. ZA2025-###
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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 category for this property is CC (Corridor Commercial), which
is intended to provide a range of neighborhood-serving retail and service uses along street
frontages that are located and designed to foster pedestrian activity.
2.The proposed day spa is a personal service use that is consistent with the land uses
permitted within this land use designation. The use is intended to serve nearby residents of
Corona del Mar as well as visitors to the City.
3.The proposed day spa would be located within an existing commercial building. While the
tenant space is adjacent to residential neighborhoods, the building is oriented towards East
Coast Highway where the properties fronting East Coast Highway are also in the CC
(Commercial Corridor) Zoning District.
4.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 day spa is a permitted use in the CC (Commercial Corridor) Zoning District. The day
spa (Personal Services, Restricted) use is permitted with the approval of a minor use permit.
A minor use permit is required as the restricted uses may tend to have a blighting and/or
deteriorating effect upon surrounding areas and may need to be dispersed from other
similar uses to minimize adverse impacts.
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.
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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 proposed day spa includes lipomassage services
which is considered accessory massage given it comprises less than 10% of the service
offerings. The project was reviewed by the Police Department and determined not to require
a massage permit under the Municipal Code given that lipomassage is not directly regulated
or covered by the California Massage Therapy Council (CAMTC) certification.
4. A body piercing studio, another personal services, restricted land use, is located across
Hazel Drive approximately 55 feet from the proposed day spa. The surrounding commercial
uses are primarily retail, food service, beauty shops, and other commercial uses not
classified as personal services, Restricted. Although not a personal services, restricted land
use, the nearest massage business is located approximately 650-feet from the property.
Therefore, the use is adequately dispersed from similar uses that may create adverse
impacts.
5. The project site is nonconforming because it does not provide the required number of
parking spaces. However, Section 20.38.060(B)(1) of the NBMC indicates that a use may
be changed to a new use without providing additional parking provided no intensification or
enlargement occurs and the new use requires a parking rate of no more than one space
per 250-square-feet of gross building area. The proposed day spa is located within a vacant
tenant space. Although the three previous suites were merged into one suite, the overall
floor area was reduced by approximately 122 square feet. Therefore, no intensification or
enlargement is proposed that would trigger additional parking. The primary use of the suite
is personal services, which requires a parking rate of one space per 250-square-feet.
Therefore, the project would not result in an intensification that requires additional parking
pursuant to Section 20.38.060(B)(1).
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 proposed day spa is located within an existing commercial building that is compatible
with the surrounding uses including retail commercial uses.
2. The existing commercial building is oriented towards East Coast Highway and facing away
from the adjacent residential neighborhoods. The surrounding properties fronting East
Coast Highway are also in the CC (Commercial Corridor) Zoning District to provide a range
of commercial uses to serve nearby residential neighborhoods. The nearest residential
dwelling is approximately 30 feet from the subject building and separated by the existing
parking spaces for the building and an alley.
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3. Condition of Approval No. 4 limits the hours of operation from 10:00 a.m. to 8:00 p.m.,
daily. The project does not propose late hours (past 11:00 p.m.) which will minimize any
potential disturbance to the residential uses near the property.
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 project site is located west of the East Coast Highway and Hazel Drive intersection.
East Coast Highway is a busy commercial corridor with heavy vehicular traffic and
pedestrian activity. The onsite parking lot is located at the rear of the property and is
conveniently located for patrons and employees. Vehicular access to the parking lot is
available via an alley in the rear of the property that is accessible from Hazel Drive. The
proposed day spa is not expected to result in increased vehicular and pedestrian traffic.
2. The day spa is proposed to be located within a recently improved 2,270-square-foot
commercial building. The existing building was previously comprised of three tenant
spaces; however, a tenant improvement was recently completed to combine the three
tenant spaces into one. As a result, and in an effort to improve the site accessibility, a new
entrance ramp has been incorporated which has resulted in a reduction in the gross floor
area from 2,392 square feet to 2,270 square feet. The proposed day spa use will require a
tenant improvement to construct ten individual treatment rooms, an office, employee
breakroom, a lobby, and reception area. The design, location, shape, size, and operating
characteristics of the use are compatible with the existing retail, personal services, and
martial arts studio within the surrounding areas.
3. The Fire Prevention Division has reviewed the project to ensure adequate public and
emergency vehicle access is provided and does not have any concerns with the proposed
use.
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 C is hereby incorporated by reference.
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2. The proposed day spa has been reviewed by the Building Division, Fire Prevention
Division, and Public Works Department and the resolution includes appropriate conditions
of approval to ensure that potential conflicts with the surrounding land uses are minimized
to the greatest extent possible. The business operator is required to take reasonable steps
to discourage and correct objectionable conditions that constitute a nuisance in parking
areas, sidewalks, and areas surrounding the subject property and adjacent properties
during business hours, if directly related to the patrons of the establishment.
6. The Newport Beach Police Department (NBPD) has reviewed the Project and has no
objections. In addition, it was determined by NBMC that the project does not require a
massage permit under the Municipal Code given that lipomassage is not directly regulated
or covered by the California Massage Therapy Council (CAMTC) certification.
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 the Minor Use
Permit, 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 10TH DAY OF JULY, 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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. The hours of operation shall be limited from 10:00 a.m. to 8:00 p.m., daily.
5. The Project’s accessory massage services shall be limited to a maximum of 25% of the
overall operation.
6. 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.
7. 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.
8. 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.
9. Prior to the 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
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. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, which restricts hours of noise-generating construction
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activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m. Monday
through Friday. Noise-generating construction activities are not allowed on Saturdays,
Sundays or Holidays.
12. 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.
13. 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.
14. 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.
15. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign
Standards) of the NBMC.
16. 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.
17. 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.
18. The Project shall provide adequate, accessible, and convenient enclosed areas with
solid roofs for collecting and loading solid waste, organic materials, and recyclable
materials in compliance with Section 20.30.120 (Solid Waste and Recyclable Materials
Storage) of the NBMC to the greatest extent possible as determined by the Community
Development Department Director.
19. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (if available), 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).
20. Trash receptacles for patrons shall be conveniently located inside of the establishment.
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21. 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.
22. 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.
23. 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 SKINIC Day Spa including, but not limited to, the Minor Use
Permit filed as PA2024-0239. 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 the 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
24. 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.
25. The Project shall include an accessible path from the parking area and the public right
of way to the tenant space.
Fire Department
26. This project will require a fire sprinkler system in accordance with 2022 CFC 903 and
2022 NFPA13.
Public Works Department
27. The Project parking layout shall comply with City Standard 105.
28. The Applicant shall install a new sewer clean out on the existing sewer lateral per City
Standard 406.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Minor Use Permit
(PA2024-0239)
3838 East Coast Highway
Subject Property
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Attachment No. ZA 3
Applicant’s Project Description Letter
16
Angela VanDeVelde Salley, LEED AP
1191 El Camino Drive
Costa Mesa, CA 92626
949.872.1179
Angela@SoCalh2H.com
20th of December, 2024 REV. 2 - 12th of March, 2025
Minor Use Permit for SKINIC
3838 E. Coast Highway, Corona del Mar, CA 92625
Application No. PA2024-0239
Project Description
Dear Sir or Madame
I hope this message finds you well. My name is Angela Salley, and I am the Architect
for the commercial space at 3838 E. Coast Highway, Corona del Mar, CA 92625 ,
on behalf of SKINIC, LLC .
This letter serves as our project description for planning approval of a minor use
permit.
SKINIC, LLC is 100% owned by Cassie Marinho , founder and president.
Renan Maurice serves as CEO, but holds no shares in the company.
Their contact details are as follows:
SKINIC, LLC
Cassiana Marinho, Founder and President
Email: cassie@skinic.co
Phone: (310)654-4701
Business Address: 8432 Santa Monica Blvd, West Hollywood, CA 90069
Renan Maurice, CEO
Email: renan@skinic.co
Phone: (310)654-4700
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My Architectural office is located at 1191 El Camino Drive, Costa Mesa, CA 92626
and my contact details are below:
Angela VanDeVelde Salley : owner,Architect & designer
Phone: (949)872-1179
Email: Angela@SoCalh2H.com
CAB license number: C-32685
a.) 20.52.020 F - Findings required for a Minor Use Permit.
1.) The use is consistent with the General Plan and any applicable specific plan.
The general plan designates the site as part of the Commercial Corridor
Zone in Corona del Mar (CDM).
SKINIC, a medspa, is a commercial use.
2.) The use is allowed within the applicable zoning district and complies with all
other applicable provisions of this Zoning Code and the Municipal Code.
CC (Commercial Corridor) Zoning District. The CC Zoning District is
intended to provide for areas appropriate for a range of
neighborhood-serving retail and service uses along street frontages that
are located and designed to foster pedestrian activity.
SKINIC is a personal services business as described below and is a
permitted use in the commercial corridor.
3.) The design, location, size and operating characteristics of the use are
compatible with the allowed uses in the vicinity
The new design of SKINIC is more in keeping with the high-end retail
offerings along the commercial corridor in CDM.
It is an aesthetic upgrade to the existing building that sits in its location,
with no added area. We are actually proposing to reduce the area of the
existing building to add an accessible entrance ramp.
The proposed size is consistent with its predecessor, despite being
slightly smaller. However, it is actually a story or 2 less than its
neighbors, and half-buried in a hill. In the future, we will apply for a
variance to increase the F.A.R. of SKINIC, allowing its height to be even
more compatible with its surroundings.
SKINIC will operate during standard business hours (10 AM - 5PM) on
weekdays and on Saturdays.
Business Operation and Impacts
● Operating Hours: Monday through Saturday, 10:00 AM to 5:00 PM
● Staff: The business will employ three (3) estheticians, one (1) office
manager, and one (1) receptionist with two (2) shifts per day, resulting in the
creation of 10 new jobs in the Newport Beach area.
● Low-Impact Business: The business model is designed to be minimally
invasive to the surrounding area. SKINIC will generate minimal traffic,
require little parking, and will not produce noise, dust or other disruptions.
The overall aesthetic of the business will enhance the appeal of Corona del
Mar with its elegant, high-end look.
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Community and Economic Benefits
By providing high-quality cosmetic services in a beautifully designed commercial
space, SKINIC will contribute to the beautification of the Corona del Mar
neighborhood. Furthermore, the creation of new jobs and increased tax revenue will
support the economic development of Newport Beach, while enhancing the area's
reputation as a desirable, high-end destination. We believe that SKINIC will attract
visitors and bolster the vibrant community atmosphere.
4.) The site is physically suitable in terms of design, location, shape, size,
operating characteristics and the provision of public and emergency vehicle
(e.g. fire and medical) access and public services and utilities
The site currently houses a facility of similar size, shape and operating
characteristics.
There will be no change to the provision of access for emergency
vehicles.
There will be an aesthetic upgrade to the design.
5.) Operation of the use at the location proposed will 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.
Operation of SKINIC’s current location in West Hollywood shows that
they have a low parking demand and negligible traffic impacts, meaning
that it will not impact the public convenience or welfare of persons
residing in the area.
Though “lipomassage” is listed as an available service on the company
website, it should be noted that this is just a name used for lymphatic
drainage which is strictly paired with body contouring treatments. It is a
water retention treatment that is not in any way relaxing.
These treatments are performed on women, by women. They do not
come with the traditional stigma of massage parlor establishments.
Lipomassage makes up less than 10% of SKINIC’s business.
b.) Full description of work occurring on site
1.) Land Use Changes
The existing structure at 3838 E. Coast Highway is a 2,392 s.f. Type III
single story commercial building that had 3 tenants.
Unit ‘A’ was occupied by a dog grooming facility and was 734 s.f. of net
leasable area.
Unit ‘B’ was occupied by a similar MedSpa use and was 738 s.f. of net
leasable area.
Unit ‘C’ was occupied by a dry cleaners and was 724 s.f. of net leasable
area.
The facility was already under-parked with only 4 existing parking spaces
and no accessible parking stalls. We have been approved by the
planning department to proceed with Non-conforming parking per NBMC
20.38.060.
19
2.) Physical Alterations to the Building
After being purchased by SKINIC, the team obtained a demolition permit
to combine the 3 tenant spaces into one single-use facility, a MedSpa.
In the meantime, the team has been working to revise the street frontage
to allow for an accessible entrance ramp, which resulted in the reduction
of the gross building footprint from 2,392 s.f. To 2,270 s.f.
During the demolition of the interior walls, it was noted that many of the
structural elements were rotting and were not suitable for reuse.
Therefore, it is proposed that the new facility will make use of the existing
retaining walls to the north and north-east, and the demising wall to the
west. However, the roof and floor will need to be demolished and rebuilt
as part of the building transformation.
The new aesthetic of the building will include a corner signage feature
that leads to an internal garden of steps and a visible entrance ramp.
The large glazing of the original facility will be replaced with a similarly
large glazing wall that is straight along the back side of the ramp. The
canvas canopies will be replaced with a modern metal awning that has a
tongue and groove wood or wood-look ceiling beneath it. The building
will again have a flat roof, but all rooftop equipment will be relocated to
concealed locations TBD.
c.) Further elaboration of services offered on site.
Business Overview:
SKINIC is a body aesthetics center operated by licensed estheticians. Our services
are entirely cosmetic in nature, focusing on skin care treatments such as facials,
superficial chemical peels, and body treatments. It is crucial to emphasize that
SKINIC is not a medical facility, nor does it provide massage services beyond
lipomassage. All services are non-invasive, designed to enhance skin health and
beauty without any medical or therapeutic interventions. Below is a breakdown of the
scope of services:
DO’s :
● Promote skin health, wellness and vitality
● Improve skin appearance, including tone, texture and color
● Combat the effects of aging and sun exposure
● Body Contouring
DON’T’s :
● Diagnose skin conditions
● Prescribe medications
● Provide medical treatments such as injectables (e.g. Botox) or deep chemical
peels
● Dermal fillers
● Laser Hair Removal
● IV hydration (no injectables of any kind)
● Rejuvenation
SKINIC does employ a supervising doctor. However, the doctor is not
present on site and does not supervise the treatments.
20
d.) Further elaboration on “Lipomassage.”
Though “lipomassage” is listed as an available service on the company
website, it should be noted that this is just a name used for lymphatic
drainage which is strictly paired with body contouring treatments. It is a
water retention treatment that is not in any way relaxing.
These treatments are performed on women, by women. They do not
come with the traditional stigma of massage parlor establishments.
Lipomassage makes up less than 10% of SKINIC’s business.
Conclusion
We respectfully request your approval of the minor use permit for this project,
allowing us to proceed with the next steps in the development process.
SKINIC will not only be a valuable addition to the Corona del Mar community
but will also bring both aesthetic and economic benefits to the broader
Newport Beach area.
Thank you for your time and consideration. We look forward to your
favorable review.
21
Tmplt: 10/18/21
Attachment No. ZA 4
Project Plans
22
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEYGENERAL NOTES
1.THE CONTRACT DOCUMENTS OF WHICH THESE DRAWINGS AND THE SPECIFICATIONS ARE A PART, ARELEGAL INSTRUMENTS OF SERVICE FOR THE USE OF THE OWNER AND THE AUTHORIZED REPRESENTATIVESON THE DESIGNATED PROPERTY ONLY. ANY OTHER USE WITHOUT THE EXPRESSED WRITTEN PERMISSIONOF THE ARCHITECT IS PROHIBITED.
2. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY OF ANY OMISSIONS OR DISCREPANCIESBETWEEN THE ARCHITECTURAL DRAWINGS, CONSULTING PROFESSIONAL'S DRAWINGS, SPECIFICATIONSOR EXISTING CONDITIONS. THIS NOTIFICATION SHALL BE MADE TO THE ARCHITECT IN WRITING PRIOR TOINSTALLATION OF THE WORK.
3. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS AND EXISTING CONDITIONS PRIOR TOCOMMENCING WORK AND REPORT ANY DISCREPANCIES IN WRITING TO THE ARCHITECT. ANY WORKINSTALLED IN CONFLICT WITH THE ARCHITECTURAL DRAWINGS SHALL BE CORRECTED BY THECONTRACTOR ENTIRELY AT HIS EXPENSE.
4. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY IF INFORMATION IS NOT SHOWN OR ISUNCLEAR.
5. THE CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BLOCKING, BACKING,HANGERS, BACK-UP PLATES, AND SUPPORTING BRACKETS REQUIRED FOR CASEWORK, BATHROOMACCESSORIES, FIXTURES, MISCELLANEOUS EQUIPMENT AND FURNISHINGS.
6. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE. DO NOT SCALE DRAWINGS. THECONTRACTOR SHALL BE RESPONSIBLE FOR THE ACCURATE PLACEMENT OF THE BUILDING ON THE SITE.
7. ALL EXTERIOR WALL DIMENSIONS SHOWN ON THESE DRAWINGS ARE TO THE FACE OF THE STUD WALLS,OR TO THE FACE OF CONCRETE OR MASONRY UNLESS OTHERWISE NOTED.
8. ALL INTERIOR WALL DIMENSIONS SHOWN ON THESE DRAWINGS ARE TO THE FACE OF GYPSUM BOARDAT STUD WALLS, OR TO THE FACE OF CONCRETE OR MASONRY UNLESS OTHERWISE NOTED.
9. ALL CEILING HEIGHT DIMENSIONS SHOWN ON THESE DRAWINGS ARE TO THE FINISHED CEILING SURFACEUNLESS OTHERWISE NOTED.
10. ALL DOOR SIZES SHOWN THE DOOR SCHEDULE ARE OPENING SIZES. ALLOWANCES FOR THRESHOLDS,ETC. SHALL BE DEDUCTED.
11. THE CONTRACTOR SHALL PROVIDE THERMAL INSULATION IN ALL EXTERIOR WALLS, RAISED FLOOR ANDROOF CAVITIES WITH A MINIMUM RATING AS SHOWN IN THE DRAWINGS AND TITLE 24 COMPLIANCEFORMS. THE THERMAL INSULATION SHALL FORM A CONTINUOUS BARRIER.
12. OPEN EXTERIOR JOINTS AROUND THE WINDOW AND DOOR FRAMES, BETWEEN WALLS ANDFOUNDATIONS, BETWEEN WALLS AND ROOFS, AND AT PENETRATIONS OF UTILITIES THROUGH THEENVELOPE, SHALL BE SEALED, CAULKED, OR WEATHER-STRIPPED TO LIMIT AIR LEAKAGE.
13. THE CONTRACTOR SHALL INSTALL CASING BEADS WHEREVER WALL BOARD OR PLASTER ABUTS ADISSIMILAR FINISH MATERIAL AND PROVIDE SEALANT. INSTALL METAL CORNER BEADS AT ALL EXPOSEDWALLBOARD EDGES.
14. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS AND APPROVALS FOR ALL WORK.
15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SCHEDULING AND COORDINATION OF THE WORKFOR ALL UTILITIES AND SERVICES.
16. ALL WORK SHALL COMPLY WITH THE 2022 CBC AND ALL LOCAL DEPT. OF BUILDING & SAFETY CODESAND REGULATIONS.
17. ALL SUB CONTRACTORS WORKMANSHIP SHALL BE OF QUALITY TO PASS INSPECTIONS BY LOCALAUTHORITIES OR BY BUILDER.
18. SUB CONTRACTORS SHALL BE LIABLE FOR ANY DAMAGES TO OWNER'S PROPERTY AS A RESULT OFNEGLIGENCE.
19. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE ALL EXISTING UTILITIES WHETHERSHOWN HEREIN OR NOT, AND TO PROTECT THEM FROM DAMAGE.
20. ALL ELECTRICAL WORK SHALL COMPLY WITH ALL GOVERNING CODES, RULES, AND REGULATIONS OFGOVERNING AGENCIES AND SHALL COMPLY WITH REQUIREMENTS OF THE SERVICING POWER ANDTELEPHONE COMPANIES.
21. LUMBER: ALL VERTICAL AND HORIZONTAL LUMBER SHALL BE GRADE MARKED DOUGLAS FIRCONSTRUCTION GRADE #1 FOR ALL 4XD, 6XD, AND LARGER, AND GRADE #2 FOR ALL 2XD ANDSMALLER.
22. PROVIDE APPROVED BLOCKING AT ALL UNSUPPORTED EDGES OF PLYWOOD ROOF SHEATHING.
23. ALL NAILING SHALL COMPLY WITH 213 CBC.
24. ROOFING NAILS AND ALL EXPOSED NAILS SHALL BE GALVANIZED.
25. PROVIDE WALL CORNER BRACING AS REQUIRED BY CODE.
26. THE CENTER FOR VENT PIPES, HEATER PIPES, SHALL BE NOT LESS THAN 12" FROM THE CENTER OF ANYVALLEY.
27. ALL SHEET METAL TO BE 26 GA. GALVANIZED UNLESS OTHERWISE NOTED. USE 28 GA. GALVANIZEDVALLEY FLASHING (PER CBC).
28. ALL ELECTRICAL WIRING TO BE COPPER. ALUMINUM WIRING SHALL NOT BE USED.
29. ALL DUPLEX OUTLETS IN BATHROOMS SHALL BE GROUND FAULT INTERRUPTER CIRCUIT TYPE (GFCI).
30. N.T.S. INDICATES NOT TO SCALE.
31. EXISTING CONDITION DIMENSIONS TAKE PRECEDENT TO DRAWING DIMENSIONS. DO NOT SCALEWORKING DRAWINGS.
32. FOR MORE SPECIFIC NOTES REGARDING FOUNDATIONS, FRAMING OR FLOOR PLANS - SEE PLANS.
33. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITECONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITEDTO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THEOWNER AND THE DESIGNER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, INCONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT.
34. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT 1-800-422-4133, 48 HOURS INADVANCE OF COMMENCEMENT OF CONSTRUCTION, FOR EXISTING UTILITIES.
35. CONTRACTOR TO PROVIDE 3 COPIES OF THE BMP WHICH INCLUDES ALL STRUCTURAL DEVICES AT TIMEOF PERMIT ISSUANCE. A REDUCED SCALE PLAN MAY BE PROVIDED.
TENANT IMPROVEMENTS
3838 EAST COAST HIGHWAY
CORONA DEL MAR, CALIFORNIA
TEL:FAX:CONTACT:E-MAIL:
STRUCTURAL
SQUARE ONE STRUCTURAL13191 DEAN STTUSTIN, CA 92780714.423.6332
VINH DAOVINH@SQ1STRUCTURAL.COM
2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ENERGY CODE2022 CGBC (CALGREEN)2022 CALIFORNIA FIRE CODENFPACHAPTER 11B, 2022 CBC / AADAGANSI A117.1-2003
TEL:FAX:CONTACT:E-MAIL:
MECHANICALMARS ENGINEERING GROUP INC.22715 VICTORY BLVDWEST HILLS, CA 91307818.593.8999
MAJID AMIRIMAJID@MARSENGINEERING.NET
PROJECT TEAM
NO WORK ON WEEKENDS
TEL:FAX:CONTACT:E-MAIL:
ARCHITECTANGELA SALLEY, ARCHITECT1191 EL CAMINO DRCOSTA MESA, CA 92626(949)872-1179
ANGELA SALLEYANGELA@SOCALH2H.COM
GOVERNING CODES
LEGAL DESCRIPTIONTRACT #: 673 LOT: 52 BLOCK: BA.P.N. #: 459-123-01PROJECT IMAGES
TEL:FAX:CONTACT:E-MAIL:
OWNER
RENAN & CASSIE MAURICESKINIC.CO
310.654.4700
RENAN MAURICERENAN@SKINIC.CO
A-00
PROJECT DATA
& INDEX
TEL:FAX:CONTACT:E-MAIL:
CONTRACTORA BLU CONCEPT1696 NEWPORT BLVD, SUITE BCOSTA MESA, CA 92627619.621.0314
FERNANDO TRUJILLOFERNANDO@ABLUCONCEPT.COM
VICINITY / SETBACK MAP
REV.ARCHITECTURAL
OCCUPANCY: B
SCOPE OF WORK: TENANT IMPROVEMENTS
TYPE OF CONSTRUCTION: VB, SPRINKLERED
LOT SIZE: 3,436 S.F.
A-00 PROJECT DATA & INDEX
REV.MECHANICAL
REV.STRUCTURAL
SCOPE OF WORK
SHEET INDEX
A-10 FLOOR PLANS
CREATE A NEW TENANT SPACE FOR SKINIC, AN AESTHETICS CLINIC.DEMO ALL EXISTING NON-RETAINING WALLS, STRUCTURE AND ROOF.DOCUMENTATION OF UNREASONABLE HARDSHIP TO CREATE ACCESSIBLE PARKING AND ACCESSDUE TO THE SLOPE OF THE SITE. TO THE MAXIMUM EXTENT FEASIBLE, ACCESSIBILITYIMPROVEMENTS WILL BE MADE TO THE BUILDING ENTRANCE BY CREATING AN ACCESSIBLE RAMPFROM THE PUBLIC SIDEWALK.NEW FRONT ENTRY FEATURE, WALL, RAMP AND SHADE CANOPY, NEW ROOF.RELOCATE & SCREEN HVAC EQUIPMENT.
ZONE: CC - COMMERCIAL CORRIDOR
PROPOSED GROSS BUILDING AREA: 2,270 S.F.
MAX. F.A.R.: 3,436 S.F. x .75 = 2,577 S.F.
A-10 FLOOR PLANSA-11 PROPOSED FLOOR PLANSA-12 REFLECTED CEILING PLANSA-20 EXISTING ELEVATIONS
A-30 PROPOSED SECTIONSA-40 INTERIOR ELEVATIONS
A-45 INTERIOR FINISH SCHEDULE
EXISTING GROSS BUILDING AREA: 2,392 S.F.
2,270 S.F. < 2,577 S.F. (COMPLIES)
A-09 SITE PLANS
A-21 PROPOSED ELEVATIONS
A-50 ARCHITECTURAL DETAILSA-51 ARCHITECTURAL DETAILSA-52 ARCHITECTURAL DETAILS
M-1.0 MECHANICAL NOTES & SCHEDULESM-1.1 MECHANICAL NOTES & SCHEDULESM-2.0 MECHANICAL CEILING PLANM-2.1 MECHANICAL ROOF PLANM-3.0 MECHANICAL DETAILSM-4.0 MECHANICAL ENERGY FORMSM-4.1 MECHANICAL ENERGY FORMSE1.0 NOTES, SYMBOLS AND ELECTRICAL SPECIFICATIONSE2.0 EXISTING SINGLE LINE DIAGRAM, AND PANELS SCHEDULEE3.0 FLOOR PLAN - LIGHTING AND SPECIFIC NOTESE3.1 FLOOR PLAN - POWER AND SPECIFIC NOTESE3.2 HVAC ROOF PLAN AND SPECIFIC NOTESE4.0 INDOOR LIGHTING COMPLIANCE TITLE 24 FORMSE4.1 OUTDOOR LIGHTING COMPLIANCE TITLE 24 FORMSP-1.0 PLUMBING NOTES, LEGENDP-2.0 PLUMBING WASTE AND VENT PLANP-3.0 PLUMBING WATER SUPPLYP-4.0 PLUMBING RISER DIAGRAMP-5.0 PLUMBING DETAILSP-6.0 PLUMBING ENERGY FORMS
S-1 FOUNDATION PLANS-1 ROOF FRAMING PLANSD-0 GENERAL NOTESSD-1 DETAILSSD-2 DETAILSSD-3 DETAILS
A-01 CALGREEN MINIMUM REQUIREMENTS
A-44 DOOR & WINDOW SCHEDULE
BUSINESS OVERVIEW
SKINIC is a body aesthetics center operatedby licensed estheticians. Our services areentirely cosmetic in nature, focusing on skincare treatments such as facials, superficialchemical peels, and body treatments. It iscrucial to emphasize that SKINIC is not amedical facility, nor does it provide massageservices beyond lipomassage. All services arenon-invasive, designed to enhance skin healthand beauty without any medical or therapeuticinterventions. Below is a breakdown of thescope of services:
DO’s:Promote skin health, wellness and vitalityImprove skin appearance, including tone,texture and colorCombat the effects of aging and sun exposureBody Contouring
DON’T’s:Diagnose skin conditionsPrescribe medicationsProvide medical treatments such as injectables(e.g. Botox) or deep chemical peelsDermal fillersLaser Hair RemovalIV hydration (no injectables of any kind)RejuvenationSKINIC does employ a supervising doctor.However, the doctor is not present on siteand does not supervise the treatments.
Further elaboration on “Lipomassage.”Though “lipomassage” is listed as an availableservice on the company website, it should benoted that this is just a name used forlymphatic drainage which is strictly paired withbody contouring treatments. It is a waterretention treatment that is not in any wayrelaxing.These treatments are performed on women,by women. They do not come with thetraditional stigma of massage parlorestablishments.Lipomassage makes up less than 10% ofSKINIC’s business.
Individuals will be capable of self-preservationat all times.
DEFERRED SUBMITTALS
FIRE PROTECTION
FIRE HAZARD SEVERITY ZONE
23
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
A-01
CALGREEN MINIMUM
REQUIREMENTS
24
4
4 YD
4
4 YD
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
A-09
SITE PLANS
(N)OVERFLOW ROOFDRAIN TO DRAINTO SCUPPER
ELEVATE ULTRAPLYTPO ROOFINGMEMBRANE ESR-2831
SITE PLAN NOTES:
PARKING REQUIREMENTS
20.38.060 Nonconforming Parking
PROPOSED USE:
ELECTRICAL EQUIP.,
STACKED & MOUNTEDON (E) WALL BEHIND(N) LOCKED GATE
EXISTING / DEMO SITE PLAN PROPOSED SITE PLAN
PUBLIC WORKS:
25
A-10
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
EXISTING /
DEMO PLAN
DEMO PLAN
2288 S.F.
EXISTING SHELL SPACE
(E) HOT WATER
HEATER TO BEDEMOLISHED
UNISEXBATHROOM
(E) STRUCTURALWALL TO BEDEMOLISHED
(E) STRUCTURALBEAMS & ROOF
TO BEDEMOLISHED
(E) SKYLIGHTS TOBE DEMOLISHED
ENTRY PATIO
GENERAL DEMOLITION NOTES:
DEMOLITION REQUIREMENTS
(E) CMU STRUCTURALRETAINING WALLSTO REMAIN
(E) CMU STRUCTURALDEMISING WALL TOREMAIN
(E) WINDOWS TOBE DEMOLISHED
SITE TO BE FENCED AT A HEIGHT BETWEEN 72AND 84 INCHES USING A CHAINLINK OVERLAID
ON THE EXTERIOR WITH AN OPAQUE VINYLFENCE. A TEMPORARY PROJECTINFORMATION SIGN SHALL BE AFFIXED TO THE
FENCE IN ACCORDANCE WITH A/A-10
N.T.S.
TEMPORARY PROJECT INFORMATION SIGN SPECIFICATIONSA
HATCHED AREAREPRESENTS (E) SLABTO BE DEMOLISHED
26
BREAK ROOM
ADA UNISEX
OFFICE /FUTURE ELEVATOR
ROOM 10
ROOM 9
ROOM 8ROOM 3
ROOM 2
ROOM 1
A.D.A. ROOM 4
ROOM 5
ROOM 7
CORRIDOR
WAITING ROOM
RECEPTION
A
A-40
D
A-40C
B
F
A-40 GE
H
A-40 I
A-40J
CLIENT KITCHEN
ADA
UNISEX
UTILITIES /SUPPLIES
ROOM 6
6
5
B
A
1
1
2
2
2
3
2
2
2
2
4
2
2
2
A
A
2
2
C
C
G
A-52
A-11
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
PROPOSED PLAN
PROPOSED PLAN
BUILDING CODE DATA
BUILDING USE: TENANT SPACE (CBC SEC 303.1)OCCUPANCY (CBC, SEC. 303.1):
TYPE OF CONSTRUCTION (CBC, SEC. 602.5):
BUSINESS - GROUP B
III (SPRINKLERED)
OCCUPANT LOAD & EXITING:
GROSS BUILDING AREA:NET TENANT AREA:OCCUPANT LOAD (100 SF/ OCC):NUMBER OF EXITS REQUIRED:EXITS PROVIDED:EXIT WIDTH REQUIRED (21X .2):EXIT WIDTH PROVIDED:
TABLE A OCCUPANT LOAD FACTOR:
B SPACES (1:100 SF)2127 / 150 = 122 OCCUPANTS
PLUMBING FIXTURE COUNTS
WATER CLOSETS:1. MEN (1:1-50 OCC.)
2. WOMEN (1:1-15 OCC.)
LAVATORIES1. MEN (1:1-75 OCC.)
2. WOMEN (1:1-50 OCC.)
MEN = 22 / 2 = 111 M. W.C. REQ'D2 UNISEX PROVIDED (COMPLIES)
WOMEN = 22 / 2 = 111 W. W.C. REQ'D2 UNISEX PROVIDED (COMPLIES)
MEN = 22/ 2 = 111 M. LAV. REQ'D2 UNISEX PROVIDED (COMPLIES)
WOMEN = 22 / 2 = 111 W. LAVS REQ'D2 UNISEX PROVIDED (COMPLIES)
2,217 SF2,127 SF22 OCCUPANTS124.2" (0.35')72" (6'-0")
27
A-12
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
PROPOSED REFLECTED
CEILING PLAN
REFLECTED CEILING PLAN
28
A-20
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
EXISTING ELEVATIONS
FRONT ELEVATION
SIDE ELEVATION
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
A
D
C
E
E
F
H
B
H
I
ABGCI
D
29
A-21
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
PROPOSED ELEVATIONS
FRONT ELEVATION
SIDE ELEVATION
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
A
H
D
G
E
M
F
D
L
C
B
I J K
H
N
A DIKDO
30
A-30
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
PROPOSED SECTIONS
SECTION A-A
SECTION B-B
31
B
A
1
1
A
A
A-31
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
ENLARGED STAIR &
RAMP DETAILS
ENLARGED STAIR SECTION
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
A
E
F
G
H H
B
C
E
D
A
ENLARGED RAMP SECTION
ENLARGED ENTRY STAIR & RAMP PLAN
32
A-32
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
WALL SECTIONS
WALL SECTION 1WALL SECTION 2WALL SECTION 3
33
1'-6"1'-6"
9"
WC1
WC2
PF9
PF8
34"
M
A
X
.
40
"
M
A
X
.
27"
M
I
N
.
PF8
48
"
M
A
X
.
33"
-
3
6
"
38
"
M
I
N
.
9'-
0
"
33"
-
3
6
"
17" MIN.24"
9"
2'-0"1'-0"
10"
WC2
PF7
PF1
TR2
9'-
0
"
WC2
TR2
EQ.EQ.EQ.
9'-
0
"
10
"
8"
8"
8"
6'-
0
"
3'-
6
"
8'-0
"
1'-6"7'-5 1/2"1'-6"
5 1/
2
"
8'-5 1/4"
TR1
WC3
WC3
WC3
WC2
S1
TR1
3'-0"
3'-11"
2'-
8
"
10
"
2'-8"
9'-
0
"
EQ
EQ
EQ
3'-0
"
1'-
6
"
8'-
0
"
3'-6
"
2'-6"3'-5"
WC2
A1
9'-
0
"
WC3WC2
9'-10"
2'-4"
4"6'-6"
2'-4"
H1
WC2
WC3
TR1
18"MIN.1'-8"
18"MIN.20"
27"
M
I
N
.
40
"
M
A
X
.
34
"
M
A
X
.
9"
2'-4"6"
PF3
PF2
WC2
42" MIN.
24" MIN.
33"
-
3
6
"
TR2
WC2
8'-
0
"
2'-8"
3'-
0
"
2'-
4
"
3'-
8
"
2'-
9
"
7'-9"
2'-3"2'-6"2'-8"
EQ
EQ
EQ
EQ
3'-0"
A1A2
PF6WC2
S1
PF4
2'-7 3/4"1'-0"
3'-
0
"
1'-
6
"
9'-
0
"
3'-
6
1/
4
"
A2
TR2
WC2
A3
A-40
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
INTERIOR ELEVATIONS
Scale: 1/2"=1'-0"
CLIENT KITCHEN FLOATING BARAScale: 1/2"=1'-0"
CLIENT KITCHEN COUNTERB
Scale: 1/2"=1'-0"
UNISEX RESTROOM LOCKERSCScale: 1/2"=1'-0"
UNISEX RESTROOMDScale: 1/2"=1'-0"
ADA UNISEX RESTROOMEScale: 1/2"=1'-0"
ADA UNISEX RESTROOMF
Scale: 1/2"=1'-0"
ADA UNISEX RESTROOMGScale: 1/2"=1'-0"
BREAK ROOMI
Scale: 1/2"=1'-0"
TYP. CORRIDOR ELEVATIONJ
Scale: 1/2"=1'-0"
BREAK ROOMH
34
A-44
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
DOOR & WINDOW
SCHEDULE
XX
XX
35
TILE
#MANUFACTURER STYLE / COLOR /GROUT SIZE REP / CONTACT LOCATION
CORONADO STONE CORONADO STRIP STONE 1 12 "-2" x UP TO 23" LONG
OUTSIDE AREAT1STONE VENEER FOR
MAIN ENTRANCE
T2 MCCARRAN HARDWOOD PLANKS
WWW.CORONADO.COM
-McCarran
Engineered
Hardwood
ALL ROOMS ,HALLWAYSBREAK ROOM
RECEPTION,OFFICE
T3 TBD WOOD LOOK CERAMIC TILE --BREAK ROOM &
BATHROOM FLOOR
HARDWARE
#MANUFACTURER MODEL SIZE / FINISH REP / CONTACT LOCATION
ADVANTAGE ALL ROOM, BATHROOM,BREAK ROOM & UTILITY
CLOSET DOORS
H1 HS SERIES GRADE 2 PRIVACYFUNCTION CT LEVER, ADA
COMPLIANT
2 14 " X 1 18 "
US19 FLAT BLACK
PLUMBING FIXTURES
#MANUFACTURER MODEL SIZE / FINISH REP / CONTACT LOCATION
KOHLER
S: 21.31" X 16.38" X
6.81"
F: Porcelain
WWW.KOHLER.COM
S: 4"X4"X1-1/16"
PF
1
PF
2
THE BOLDLOCK OF KOHLERBRAZN 21-1/4" RECTANGULAR
UNDERMOUNT BATHROOM SINK
BATHROOM WITH
SHOWER
KOHLER
KOHLER K26438-4-2MB "TONE"
WALL MOUNT BATHROOM SINK
FAUCET F: VIBRANT BRUSHEDMODERNE BRASS
WWW.KOHLER.COM BATHROOM WITH NO
SHOWER
S: CIRCULAR 17"PF3 MISENO GRANITE VASSEL SINK
F: GRANITE FERGUSON BATHROOM WITH NO
SHOWER
S: 25"X22"PF4 MTI BATHS
BASICS ACRYLIC CXL LAUNDRYSINGLE BOWL WASHBOARD
FRONT - WHITEMTLS110-WH
F: WHITE WWW.MTIBATHS.COM CLIENT KITCHEN
S: 21"X12 1/2"X
5 1/8"PF
5 DRYERBOX 22 GAUGE ALUMINIZED STEELWEIGHING 4.14 POUNDS EACH
SKU DB-425 F: -ALUMINIZED
STEEL
WWW.DRYERBOX.COM BREAK ROOM
S: -PF6
BELLERA®SEMI-PROFESSIONAL KITCHEN
SINK FAUCET WITHTHREE-FUNCTION SPRAY HEAD
K-29106-CP
F: POLISHED CHROME CLIENT KITCHENKOHLERWWW.KOHLER.COM
S: 3.9375" SPOUT HEIGHTPF7
PARALLEL®
1 GPM SINGLE HOLEBATHROOM FAUCET W/ POP-UP
DRAIN ASSEMBLY F: VIBRANTBRUSHED
NICKEL
BATHROOM WITH
SHOWERKOHLERWWW.KOHLER.COM
PF
8 F: BRUSHED NICKEL
(SPECIAL ORDER)
SHOWERPEERLESSWWW.BUILD.COM
PRECEPT PRESSURE BALANCED
SHOWER SYSTEM W/ SHOWER
HEAD, HAND SHOWER, SLIDE
BAR, SHOWER ARM, HOSE &VALVE TRIM
MODEL: PTT24247-BN
WALL COVER
#MANUFACTURER STYLE COLOR REP / CONTACT LOCATION
MSI GLACIER STATUARY
PORCELAIN PANELS 32"X96"WWW.MSISURFACES.COM
GWB WITH SKIM COAT
THROUGHOUT
WC1
WC2
SHOWER WALLS
T2 MSI HEXAGON-3"X3"SHOWER FLOOR
EDEN DOLOMITE /
WHITE GROUT
WWW.MSISURFACES.COM BATHROOM WITH
SHOWER
-WHITE -
COUNTERTOP
#MANUFACTURER STYLE / COLOR SIZE REP / CONTACT LOCATION
CAMBRIA TBD -WWW.CAMBRIAUSA.COM KITCHENS & BATHROOMSS
SHOWER DOOR
#MANUFACTURER MODEL SIZE/FINISH REP/CONTACT LOCATION
LEVITY®
SLIDING BATH DOOR,K-706002-L-SH WWW.KOHLER.COM BATHROOM W/ SHOWERSD1KOHLER
59-3/4" H X 56-5/8 -59-5/8" W, WITH 1/4"
THICK CRYSTAL CLEARGLASS
WHITE / WHITE GROUT
APPLIANCES
#MANUFACTURER MODEL SIZE / FINISH REP / CONTACT LOCATION
GE PROFILE MICROWAVE
H: 16.125", W: 29.875",
D: 15.5625"
F: STAINLESS STEEL
WWW.HOMEDEPOT.COMA1
PROFILE 2.1 CU. FT. OVER THE
RANGE MICROWAVE CLIENT KITCHEN &
BREAK ROOM
GE PROFILE MINI-FRIDGE
H: 33.75", W: 23.5",
D: 24.625"
F: STAINLESS STEEL
WWW.HOMEDEPOT.COMA2
PROFILE 23.5" 52 BOTTLE & 155
CAN BEVERAGE COOLER CLIENT KITCHEN &BREAK ROOM
LG WASH TOWER
H: 74.38", W: 27",
D: 30.38"
F: GRAPHITE STEEL
WWW.HOMEDEPOT.COMA3
STACKED SMART LAUNDRY
CENTER 4.5 CU. FT. FRONT LOADWASHER & 7.4 CU. FT. ELECTRIC
DRYER
BREAK ROOM
WALKER ZANGER PORCELAIN SLAB -TREATMENT ROOMS
1
S2
MATCH HARDWOOD FLOORS ORIGINAL SLATPANEL
LUXURY AMERICAN OAK
ACOUSTIC SLAT WOOD
WALL PANELS
25.2" X 94.5"WWW.THEWOODVENEERHUB.COMWC3 SELECT CORRIDOR
WALLS
S: 32"PF
9 SIGNATURE HARDWARE TILE INSERT DRAIN F: STAINLESS STEEL FERGUSON SHOWER
TRIM
#MANUFACTURER MODEL SIZE / FINISH REP / CONTACT LOCATION
VINYL COVE BASE CORRIDORTR1S: 2"
F: BLACK
WOOD BASEBOARD MOULDING THROUGHOUTTR2S: 4"
F: PAINTED WHITE
MODEL: K-23472-4K-BN
BRINKS ONE WAY EXIT DOORH2COMMERCIAL INDUSTRIAL
DUTY ALUMINUM UNIVERSAL
RIM REVERSIBLE EXIT DEVICE
32"
MATTE BLACK
A-45
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
FINISH SCHEDULE
36
2 1
211/2
"
MA
X
.
1/4
"
COUNTER SUNKSCREW @ 24" 0.C.
EXTERIOR INTERIOR
SLOPE2% MAX
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
A-50
ARCHITECTURALDETAILS
37
INSULA
T
I
O
N
WALL
SUBSTR
A
T
E
STEP #1
STEP #2
INSULAT
I
O
N
WALL
SUBSTRA
T
E
CONTINUOUS BEAD OF ELEVATEWATER BLOCK (SEE NOTE #1)
APPROPRIATE FASTENER4" (101.6 mm) O.C. MAX
APPROPRIATETHERMOPLASTIC COATEDMETAL SCUPPER SLEEVE(SEE NOTE #1)
1-1/4" (31.75 mm) HOT DIPPEDGALVANIZED ROOF NAILS @4" (101.6 mm) O.C. MAX.
NOTE:1. STEP #1 - APPLY CONTINUOUS BEAD OF ELEVATE WATER BLOCK CENTERED UNDERFASTENERS. ROUND ALL METAL CORNERS AND FASTEN METAL SCUPPER WITHAPPROPRIATE FASTENERS.2. STEP #2 - STRIP IN CORNERS OF SCUPPER WITH PRE-MOLDED ULTRAPLY TPO OR ELEVATEPVC INSIDE / OUTSIDE CORNERS. ULTRAPLY TPO FLASHING (UNSUPPORTED) MAY BE USEDIN LIEU OF PRE-MOLDED CORNERS FOR MAXIMUM WARRANTY OF 15 YEARS.
PRE-MOLDEDTHERMOPLASTIC INSIDE/ OUTSIDE CORNERHEAT WELDED IN PLACE(SEE NOTE # 2)
USEAPPROPRIATEBASE TIE-INDETAIL
USE APPROPRIATETERMINATION
THRU WALL SCUPPER WITH THERMOPLASTIC COATED METALINSTALLATION STEPS 1 & 2
10/10/2024 NOT TO SCALEMAXIMUM WARRANTY: 20 YEARS(800) 428-4511 www.holcimelevate.com
DETAIL NO.
TPM-S-05AISSUE / REVISION DATE:ACCEPTABLE SYSTEMS: ALL
APPROPRIATETHERMOPLASTICMEMBRANE
REPLACED DETAILSUT-S-05A & PVC-S-01A
WARRANTY MEMBRANE REQUIREMENTS:15-YEARTPO - 45 MILPVC, PVC KEE, MAX PVC - 50 MIL20-YEARTPO - 60 MILPVC, PVC KEE, MAX PVC - 60 MIL
MATERIAL: TPO / PVC / PVC KEE / MAX PVC
NOTE:1.DO NOT MIX ELEVATE PVC/PVC KEEAND ELEVATE MAX PVC MEMBRANE.2.DO NOT MIX TPO AND PVCMEMBRANES.
NOTE:1. STEP #1 - APPLY CONTINUOUS BEAD OF ELEVATE WATER BLOCK CENTERED UNDERFASTENERS. ROUND ALL METAL CORNERS AND FASTEN METAL SCUPPER WITHAPPROPRIATE FASTENERS.2. STEP #2 - STRIP IN CORNERS OF SCUPPER WITH PRE-MOLDED ULTRAPLY TPO OR ELEVATEPVC INSIDE / OUTSIDE CORNERS. ULTRAPLY TPO FLASHING (UNSUPPORTED) MAY BE USEDIN LIEU OF PRE-MOLDED CORNERS FOR MAXIMUM WARRANTY OF 15 YEARS. ELEVATE MAXPVC MEMBRANE SYSTEMS REQUIRE THE USE OF PRE-MOLDED ELEVATE MAX PVCCORNERS.
SUBSTRATE
ELEVATE INSULATION1/2" (12.7 mm) MIN.SEE NOTES
SUBSTRATE
INSULATION
1/2" (12.7 mm) MIN.SEE NOTES
(SEE NOTES)
24" (619.6 mm) MIN.
APPROPRIATE THERMOPLASTIC MEMBRANE
WATER DAM COMPRESSION RING
STRAINER BASKET
COMPRESSION RING
STRAINER BASKETOVERFLOWROOF DRAIN
PRIMARYROOF DRAIN12" (304.8 mm)1" MAX.(25.4 mm)
NOTE:1. REFER TO THE ELEVATETM WEBSITE FORTHE MOST CURRENT INFORMATION.2. HOLE IN MEMBRANE SHOULD EXTEND AMINIMUM OF 1/2" (12.7 mm) BEYONDCLAMPING RING AND SHOULD BE LARGERTHAN THE DIAMETER OF THE LEADER PIPE.3. INSULATION ADJACENT TO DRAIN TO BEAPPROPRIATE ELEVATE INSULATION WITHAPPROPRIATE BONDING SURFACE.
CONTINUOUS BEAD OF ELEVATEWATER BLOCK (SEE NOTE #4)
4. ELEVATE WATER BLOCK MIN 1/2 OF10 OZ.(295 ml) TUBE PER 4" (101.6 mm) DRAIN.USE ADDITIONAL WATER BLOCK FORLARGER DRAINS.5. IN RE-ROOF APPLICATIONS:-REMOVE EXISTING FLASHING DOWN TOMETAL BOWL.-REPAIR OR REPLACE BROKEN DRAINSCOMPONENTS.-DRILL AND TAP BROKEN DRAINS BOLTSAND REPLACE IF NECESSARY.
ACCEPTABLE ELEVATE MEMBRANEADHESIVE (ADHERED SYSTEMS ONLY)
ROOF DRAIN WITH OVERFLOW ROOF DRAIN
10/10/2024 NOT TO SCALEMAXIMUM WARRANTY: 20 YEARS(800) 428-4511 www.holcimelevate.com
DETAIL NO.
TPM-D-04ISSUE / REVISION DATE:ACCEPTABLE SYSTEMS: ALL
REPLACED DETAILSUT-D-04 & PVC-D-04
WARRANTY MEMBRANE REQUIREMENTS:15-YEARTPO - 45 MILPVC, PVC KEE, MAX PVC - 50 MIL20-YEARTPO - 60 MILPVC, PVC KEE, MAX PVC - 60 MIL
MATERIAL: TPO / PVC / PVC KEE / MAX PVC
NOTE:1.DO NOT MIX ELEVATE PVC/PVC KEEAND ELEVATE MAX PVC MEMBRANE.2.DO NOT MIX TPO AND PVCMEMBRANES.
SUMP AREA FIELD SEAM REQUIREMENTS. A. IF FIELD SEAM EDGE IS WITHIN 9" (228.6 mm) OF DRAIN COMPRESSION RING, THERMOPLASTICTARGET PATCH REQUIRED. B. IF FIELD SEAM EDGE IS WITHIN 9" (228.6 mm) TO 18" (457.2 mm) OF DRAIN COMPRESSION RING, HEATWELD A LAYER OF ULTRAPLY TPO OR ELEVATE FLASHING (UNSUPPORTED) OR ELEVATE MAX PVC,CENTERED OVER SEAM EDGE. FLASHING MUST EXTEND 3" (76.2 mm) MIN. BEYOND EDGE OF SUMP.
F.F.
2" MIN.
CONCRETE CURB
OVERFLOW DRAIN
J-MOLDBACKER ROD & SEALANT
AROUND ANNULUS, TYP
J-MOLDROOF DRAIN 1'-0
"
MIN
2X BLOCKING @ DRAINOPENING; NOTCH ASREQUIRED
8"
3X PTDF SILL PLATEPER STRUCTURALPLANS
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
A-51
ARCHITECTURALDETAILS
38
2% MAX. SLOPE
STUD WALL PER PLAN
THIN SET CERAMICTILE PER TCA# W244
SEALANT
REINFORCED MORTAR BED
SHOWER MEMBRANE
SLOPED FILL
CRUSHED TILEOR STONE
NEW DRAIN GRATE
WEEP HOLES
DEPRESSED
CONC. SLAB
5/8" CEMENTIOUS BACKER BOARDOVER 4-MIL POLYETHYLENEMEMBRANE PER SPECIFICATIONS
3"MIN
.
1"
M
I
N
.
1-3
/
4
"
M
A
X
.
3" MIN. TOPPING SLAB PERSTRUCTURAL PLANS
CORNER BEADS
INSULATION
DOUBLE 3-5/8" X 20 GA STUD
5/8" BD. EACH SIDE
2 x CEILING JOISTS@16" 0.C
STEEL CEILING ACCESS DOORW/ CONT CONCEALED HINGE &LOCKING LATCH
5/8" GYPSUM BOARD CEILING PANEL
SHEET TITLE
PROJECT TITLE
SHEET NO.
SCALE DATE
ARCHITECT
ANGELA SALLEY
A-52
ARCHITECTURALDETAILS
39