City of Glendale Community Development Department Design Review Staff Report - Commercial/Industrial

Meeting/Decision Date: October 7, 2019 Address: 328 North Orange Street Review Authority: 0DRB ~ADR 0HPC Dec APN: 5643020046

Case Number: PDR 1807661 Applicant: Nareg Khodadadi

Prepared By: Bradley Collin Owner: Specialized Properties LLC

Project Summary The applicant is proposing an addition of 2,275 square feet to an existing second story over an existing 6,700 square foot first floor in conjunction with a fa9ade remodel. The property is approximately 7,750 square-feet in the DSP/MO (Downtown Specific Plan/Mid Orange District) Zone.

The proposed work includes:

• A 2,275 square foot office addition at the second floor. • A second floor 870 square foot open patio would be located toward the west side of the building facing Orange Street. • Adding horizontal wood siding to the exterior on both the first and second floors in combination with a smooth painted stucco finish. • Adding new sliding doors facing the outdoor patio. (The sliding doors make up a majority of the front fa9ade of the new office space addition). • A new railing surrounding the proposed outdoor patio facing Orange Street.

Existing Property/Background The project site is an approximately 7,750 square-foot lot with frontage on Orange Street. The lot was developed with an 8,962 square-foot, two-story commercial butlding in 1958. The building occupies the majority of the lot. It is setback about 15'" from the eastern property line and about 5'- 7" from the west property line. The existing rectangular building has stucco finish walls that face Orange Street and the alley. A new recessed storefront will reduce an approximately 11 O square feet of the recently-established retail store with counter service restaurant on the ground floor. There are no proposed changes to the existing office uses on the ground; however an existing shell space will be improved to allow general office use in conjunction with the proposed addition. The building has no parking spaces and has been approved for a parking exception to allow the new second floor addition without providing parking. (Case No. PPPEX 1819140)

•· The property is currently developed with a 6,700 square foot first floor used as a retail market and general offices. • An existing shell space is located above the first floor that is approximately 2,262 square feet. No permits have been found showing this space to be used by prior businesses.

Staff Recommendation D Approve 1Z1 Approve with Conditions D Return for Redesign D Deny

Last Date Reviewed / Decision ~ First time submittal for final review. D Other: Zone: DSP/MoHeight District: n/a Although this design review does not convey final zoning approval, the project has been reviewed for consistency with the applicable Codes and no inconsistencies have been identified.

Active/Pending Permits and Approvals D None ~ Other: There is open building permit for the new office addition (BB 1800839) pending this approval.

CEQA Status: D The project is exempt from CEQA review as a Class 1 "Existing Facilities" exemption pursuant to Section 15301 of the State CEQA Guidelines because . ~ The project is exempt from CEQA review as a Class 3 "New Construction or Conversion of Small Structures" exemption pursuant to Section 15303 of the State CEQA Guidelines because D The project is exempt from CEQA review as a Class 32 "Infill Development" exemption pursuant to Section 15332 of the State CEQA Guidelines because D Other:

Site Slope and Grading ~ None proposed D Less than 50% current average slope and less than 1500 cubic yards of earth movement (cut and/or fill); no additional review required. D 1500 cubic yards or greater of earth movement:

D 50% or greater current average slope:

DESIGN ANALYSIS

Site Planning Are the following Items satisfactory and compatible with the project site and surrounding area?

Building Location ~ yes D n/a D no

If "no" select from below and explain: D Located at or near front property line D Conforms to prevailing setbacks on the street D Maintains appropriate sidewalk width

Usable Open Space D yes ~ n/a D no

If "no" select from below and explain: u Incorporates outdoor pedestrian space D Integrated with design and overall context D Appropriate relationship with adjoining properties

Access and Parking [gj yes D n/a D no

If "no" select from below and explain: :J Parking location is appropriate to the site and its neighborhood context ::J Appropriate pedestrian and vehicle access points D Appropriate service and loading locations D Landscape screening for street-facing parking

2 D Techniques employed to reduce stormwater runoff D Decorative or colored paving to delineate pedestrian areas The building has no parking spaces; however a Parking Exception was approved for the subject addition (Case No. PPPEX1819140)

Landscape Design D yes ~ nla D no

If "no" select from below and explain: D Complementary to building design D Appropriately sized and located

Walls, Fences, and Retaining Walls D yes ~ nla D no

If "no" select from below and explain: D Minimize use whenever possible D Use decorative material to complement building and/or landscape design D Provide landscaping to minimize visual impact

Screening D yes ~ n/a D no

If "no" select from below and explain: D Mechanical equipment appropriately screened D Trash bins appropriately located and screened

Determination of Compatibility: Site Planning

The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

• There is no proposed change to the site planning. • A new 870 square-foot outdoor patio area (open space) will be located at the second floor roof area above the existing first floor adjacent to the Orange Street frontage on the west side of the building. • New sliding doors will provide access from the second floor office space to the new patio. The doors will be movable and stackable to be recessed into the walls. • A new awning will be placed above the sliding doors on the second floor to match the existing first floor awning. • The new addition will be set back approximately 17' from the existing building edge on the Orange Street frontage. • The location of the primary entrance on the ground facing Orange Street will remain unchanged. • The alley will have similar fa~de improvements to match the elevation on Orange Street.

Massing and Scale Are the following items satisfactory and compatible with the project site and surrounding area?

Building Relates to Its Surrounding Context ~ yes D n/a D no

If "no" select from below and explain: D Appropriate proportions and transitions O Articulation, solid/void balance, and open space relate to predominant pattern

3 Building Relates to Existing Topography 181 yes D n/a D no

If "no" select from below and explain: DForm and profile follow topography DAlteration of existing land form minimized DRetaining walls terrace with slope to minimize height

Consistent Architectural Concept 181 yes D n/a D no

If "no" select from below and explain: DConcept governs massing and height

Scale and Proportion 181 yes D n/a D no

If "no" select from below and explain: DArticulation avoids overbearing forms DAppropriate solid/void relationships D Entry and major features well located

Massing 181 yes D n/a D no

If ano" select from below and explain: Dlarger masses broken into separate volumes D Long, unbroken street walls avoided DVisual impact of larger building minimized

Determination of Compatibility: Mass and Scale

The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

• The new fa~de does not substantially alter the massing and scale of the existing building. • The new building appearance is consistent with the existing volume and scale of the surrounding commercial buildings.

Design and Detailing Are the following items satisfactory and compatible with the project site and surrounding area?

Overall Design and Detailing 181 yes D n/a D no

If "no," explain:

Entryway D yes 181 n/a D no

4 If Uno" select from below and explain: DWell integrated into design D Location promotes pedestrian activity DDesign provides appropriate focal point

Storefronts and Windows 181 yes D n/a D no

If "no" select from below and explain: DMaximize transparency at ground floor D 12-15' floor-to-floor height at ground-floor is encouraged DCoordinate design with overall style of building DUse durable materials for windows, such as aluminum or steel Dlocate security gates/grilles inside commercial spaces, preferably set back from storefront

Awnings and Canopies ~ yes D n/a D no

If "no" select from below and explain: D Integrate awnings and canopies into overall building design DAvoid long treatments spanning multiple openings DBack-lit awnings are not allowed A separate sign permit and planning approval are required for proposed signs.

Lighting 181 yes D n/a D no

If "no" select from below and explain: D Light fixtures are appropriate to the building design DAvoid over-lit facades; consider ambient light conditions when developing lighting scheme D Utilize shielded fixtures to avoid light spillover onto adjacent properties

Finish Materials and Color ~ yes D nla D no

If uno" select from below and explain: DTextures and colors reinforce design D High-quality, durable materials used, especially facing the street D Materials appropriately enhance articulation and fac;ade hierarchies OWrap corners and terminate cladding appropriately OCladding is well detailed, especially at junctions between materials OFoam trim, finished on site, is prohibited

Paving Materials D yes ~ n/a D no

If Uno" select from below and explain: ODecorative material at entries/driveways DPermeable paving when possible D Material and color related to design

5 Roof Forms D yes ~ n/a D no

If "no" select from below and exp/a;n: DConfigure roofline to provide visual interest and deemphasize mass D Roof forms are consistent with overall design DContinue roofs and parapets around building or terminate in logical manner

Determination of Compatibility: Design and Detailing

The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

• The overall design is consistent with the intent of the Urban Design Standards and Guidelines of the Glendale Downtown Specific Plan. • The design emphasizes pedestrian-friendly features, which will attract and reinforces pedestrian activity in Glendale's Orange Street. • The proposed design improves the existing boxy appearance to an attractive contemporary style fa9ade consistent with the variety of architectural styles of the surrounding buildings. • The new fayade's design and detailing are comprised of high quality materials and details. • The existing masonry parapet wall facing the Orange Street frontage will be topped by new, shatter­ proof glass panels acting as a guardrail. • The combination of horizontal wood siding and smooth stucco finished walls will cover the surface of the ground floor and second floor walls on the Orange Street frontage as well as the alley frontage, at the rear. • The proposed smooth stucco will have vertical score lines with half-inch aluminum reglets. • Lighting includes a black, rectangular wall mounted wall sconce (east and west portions of the building) located on the first floor level at the wood siding and on either side of the entry at the alley.

Recommendation/ Draft Record of Decision Based on the above analysis, staff recommends approval of the project with conditions, as follow:

Conditions 1. Replace the chain link fence along the north side of the property, adjacent to Orange Street, with a screen that is the same height as the siding that matches architecturally and in color. 2. Remove the tree that is between the subject building and the parking structure. 3. Add two landscape planters at the front of the building on either side of the entry door. Plants within these planters should be drought tolerant or low water usage plants. The planters should be at least two feet wide, provided they remain on the subject property and do not extend over into the public right-of-way. ·

Attachments

1. Location Map 2. Photos of Existing Property 3. Reduced Plans 4. Color and Materials

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ORANGE ST. NEW ADDITION 328 N. ORANGE ST. GLENDALE, CA 91203 DESIGNNRK 213 N. ORANGE ST. STE: E GLENDALE, CA 91203

------~,------~.------! NEVV OFFICE UNIT (SHELL ONLV) § ! 328 N ORANGE ST. GLENDALE~ CA 91203 CITYOFGLENOALEFIRE "'iijcl'""'ij i SCOPE OF WORK : PROJECT INFO: SHEET INDEX: PROJECT INFORMATION: DEPT NOTES: j.;: ~ ~ ~ NEW 2,275 SQ. FT. SECOND FLOOR OFFICE UNIT TO EXT'G MULTI UNIT LOT AREA 7,750 SQ. FT. ARCHITECTURAL SHEETS: PROJECT LOCATION 111 rJ • ~ BUILDING. EXro BUILDING AREA- INCLUDING exrG 2ND. FL. s,150 SQ. FT. ORANGE ST. I 321 ff 51 "" i!Ii A0.2Ao.I HANDICAPCO\IER SHEET ACCESSIBILITY NOTES GLENOALE, CA91203 1. ADDRESS NUIEER8: EXAPPROVED ADDRESS NUMBERS, BUILDING c" .I~ 11!Iii · · ! SITE MAP : TOTM. FVIST FLOORAAEA : 6,100SQ. FT. AO 3 H""'ICAPACCESSIBI NUMBERS OR APPROVED IDENTIFICATIOl'I SHALL BE PLACED IN A ' """ LITY NOTES PROJECT DESIGNER POBITION lHAT IS PLAINLY LEGIBLE AND VISIBLE FROM TliE STREET, i UNIT A: MARKET (FIRST FLOOR) 4,426SQ. FT. A1.1 SITE PLAN NAREG R. KHOOADADI ROAD, Al.LEY, AND WALKWAYS GMNG ACCESS TO ANO WlnilN TliE l;j 1 ".~,.. ,, ~ ~ ; UNIT B: OFFICE (FIRST FLOOR) 1,473 SQ. FT. A2.1 PROPOSED FLOOR PLANS DESIGNNRK PftOl'ERTY. lliESE NUMBERS Stw.L CONTRAST Willi THE ; ~ UNIT C : OfRCE (SECOND FLOOR) 2,262 SQ. FT. A2.2 REFLECTED CEILING PLANS 213 N ORANG BACKGROUND. ADDRESS NUMBERS SHALL BE AAIJ!IC NUMERALS OR ii ·A.,,.. ,, • COMMONAREA'A': •-SQ FT A3.1 FRONTELEVATIONS&BECTION , EST. STE: E .,,._,.~~LETTERS NUMBERSau•LLBE •••"IMUMOF 6 INCHES l§ ....,~''" tV·~••" """ ' · GUENOALE, CA111203 """"""' • -.., rw,m ~ '"""'" COMMON AREA 'B'' 630 SQ. FT. OFFICE ; 818.IIZ3.7288 (152 MM) HIGH WITH A MINl!.IJM STROKE WIDTH OF 0,5 INCHES t COMMON AREA 'C': FIRST FlOOR 164 SQ, FT. FAX: 888.424.1112& (12.7MM) AND SHAI.L BE IUUMINATES IN AN APPRCMD IMNNE'R (IF SECOND FLOOR 13l sa. FT. ENGINEERlNG SHEETS: E-MAIL · 1NFo0DESIGNNRK.COM NUMBERS ARE ON THE EXTERIOR), NUMBER HEIGHT AND STROKE ~ · , •... ~., o, .v ~-, ,.. • O GENERAL NOTE . WIDTH SHALL BE INCREASED NJ NEEDED FOR UEGIBlLITY BASED ON l 81 ~ i• ,,E~ W UNITD ADDITION (SECOND FLOOR}: 2,275 SQ. FT. S1.01' GENERAL NOTESS ELECTRICAL- HENRY ABRARI ENGINEER·. -- 1/ISBILITY DISTANCE. £l:: I ~ ~ NEW SECOND FLOOR OUTDOOR PATIO· NOT COVERED: !Z2!9:.EL. :g ~ICAL DETAILS· CONC. 1713 STANOARD Av'E 2. FIRE EXTINGUISHERS: EPRO\IIDE A FIRE EXTINGUt~ (MIN. ij ; 9 £ TOTM.BUILDINGAREA: 12,025§9.FT. s1:3 TYP:::~~~:=~~t GLENOALE,CAl1201 r-:>WITHINARECESSEOORSEM~RECESSEDCABINETWITHIN :z: :i: ~ , ! 81.4 TYPICAL DETAILS· WOOD EMAIL: [email protected] 5 TRAI/El DISTANCE FROM ALL POINTS IN lliE OCCUPANCY; a } "' 81.5 TYPICAL DETAILS. LIGHT GAGE MOBIL: 818.497.0330 THE TOP Of THE EXTINGUISHER SHALL ee MOUNTEO ON A HOOK i " wn·. ' BUD.DING DATA: S2.1 EXl'G FIRST FLOOR PLAN OFFICE : 818.858.1900 WITHIN THE CABINET (ELEIIATED OFF CABINET FLOOR); THE TOP OF r 82.1A PART1AL NEW FIRST FLOOR PLAN FAX: 818.95l1811 THE EXTINGUISHER CABINET SHALL BE NO HIGHER THAN 48 INCHES 11 a BUILDING USE i:! RETAIL & OFFICE S2.2 EXT'G FIRST FLOOR PLAN (1219 MM) ABO\IE lliE FLOOR: EXTINGUISHER SHALL BE Pl.ACED JN A ROOF TOP DECK OCCUPANCY B S2.2A EXl'G ROOF FRAMING PLAN WI NEW MECHANICAL ENGMERING : EASILY ACCESSIBLE LOCATIONS WHERE THEY WILL IE ReAIJILY ™1~ i "• ~ •• ' """"' ,,. 2,2751100 23 OCCIJ>AAT LOAD OPENINGS VAZDEL ~ CONSTRUCTION TYPE 111-8 S3.2 NEW SECTIONS OFFICE: 818.507.7522 AREA OF WORK. ALTERATION TO THE FIRE SPRll'IKLER SYSTEM YEAR BUILT 1958 84.1 MOMENT FRAME ELEVATION SHALL BE APPROI/EO UNDER SEPARATE PERMIT. PLANSANO PERMIT SU MOMENT FRAME ELEVATION STRUCTURAL ENGINEER APl'UCATION SHALL BE SUBMITTED WITHIN 30 DAYS OF ISSUNlCE ~ CITY OF GLENDALE PLANNING NOTES : FIRE SPRINKLERS YES I SHEET 1 l,IOMENT FRAME NOTES ERKEL / GREENFIELD OF THE BUILDING PERMIT BY THE CONTRACTOR IN POSSESSION OF i 'NO OAK, BAY OR SYCAMORE TREES ARE ON THE PROPERTY OR NUMBER OF STORIES 2 SHEET 2 MOMENT FRAME NOTES 500 N. BRANO Bl.lltl. STE: 11110 THE U.L CERT. OF THE BUil.DiNO. ., WITHIN 20 FEET OF lliE PROPERTY" HIGH ARE ZONE NO SHEET 3 MOMENT FRAME NOTES GUENDAI.E, CA 91203 !ii APPLICABLE CQES: OFFICE: 81U3U041 4. EMERGENCY LIGHTING: EMERGENCY LIGHTING SHALL CO!FLY j RETAINING WALLS, POOLS, SPAS. JACUZZIS. FENCES. REQUIRE NOTES FAX: 811.8311.8045 WI lHE PROVISIOl'IS OF 2018 CBC-1008. TH£ MEANS OF EClRESS ~ SEPARATE PER!ff. PROJECT SHAU. COMPLY W/Tl£21l1ecec, CMC, CEC, CPC, lCM.IFORNIA JLLUMINATION SHALL NOT IE LESS lHAN 1-FOOT CANDLE AT THE ENERGY CODE AS WELi. AS THE 2017 GLENDALE BUILDING & SAFETY COOE. WALKING SURFACE LEVEL IN lliE El/ENT OF POWER SUPPi. y !" cec SECTION 106.1. 1 OBTAIN A SEPARATE PERMIT I N'PllCATION FOR THE FOLLWING: OWNER INFORMATION FAILURE, AN EMERGENCY El.EC. 1.IECHANICAL,ELECTRICALANDPLUMIIING SYSTEMSHALLAUTO IL 15 SECURITY NOTES AL1ACCESS1BlLITYOETAILSTOCOMPLYWITH2013CiC 2.ALLSIGNAGE-SIGNPERMJTISREQ\JIRED ORANGE ST, LLC MATICALLV L UMINATEALLAREASPERCOOE. i 213 ORANGE ST. ~ ALLOPENINGSr-.1\RKED"ARESECURlTYOPENINGSANDTHE FOLLO't/lNG LEGAL DESCRIPTION: BEST MANAGEMENT PRACTICE GI.ENDA1.E,CA91206 5. EXITS1GNS: EXIT SIGNS8tw.LB£READILVVISIIILEFROMAN'f ' NOTESSHAI.LAPPI.Y. DIRECTION OF EGRESS TRA\El, BE ILLUMINATED AT ALL TIMES AND 2017 1011 : 1. EACH TENANT IN ACOWll:RCI/\L Del/ELOPMBff S!IALL B£ KEYEO GUENDALE PARK TRACT LOT 29, BU( 7 FOR CONST. ACTIVITIES PARKING COMPI.YWllli PROVISIONS OF lliE CBC • DIFFERENTLY THAN ANY OlHER TENANT UNDER THE SAME GENERAL PLAN. /\ CERTlf'ICATE FROM THE LOCK SUPPLIER DECLARING THAT /\LL LOCl(S GENERAL NOTES 0 ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON TOTAL PARKING REQUIRED FOR 6. FIRE SPRINKUERS: FOR TENANT IMPROIIEMENT PRO.ECTS, NEW SUPPLIED TO THE PROJECT ARE KEYED SEPAR/\TELY SHALL BE ACCEPTAIIUE SITE AND MAY NOT BE lRANsPORTED FROM THE SllE \AA SHEElFLOW, 2ND. FLOOR EXT'G AREA 2,262 SQ. FT. (OFFICE) & NEW ADDITION AUTOMATIC FIRE SPRINKLER SYSTEMTOPROIIIDE COIA.ETE /18 CO!FI.YING 'MIH THE ABOVE REQUIREMENT. THE CONTRACTOR SHALL 1/ERIFY ALL DIMENS10"'8, ELEVATIONS. GRADES, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WIND. AREA2,275 SQ. FT. (OfflCE). SPRINKLER PROTECTION THROUGHOUT THE ADDITION OR EXISTING STRUCTURES, AND FIELD CONDITIONS ATlliE SITE, BEFORE REMODELED Nlf.A OF WORK. AL TE RATIONS TO THE rnE 2. DOOR JAMBS SHALL HAVE A SOUD BAC«ING WITH NO I/OIDS EXISTING C01.NENCING WORK. D STOCKPILES OF EAR1li AND OlliER CONSTRUCTION RELATED TOTAL AREA WI COMMON AREAS : 5,485 SQ. FT. SPRINKLER SVSTEM SHALL IE APPROVED Ui'IDER SEPARATE BETWEEN THE STRIKE SIDE OF THE JAi.i! AND THE FRAM: OPENING FOR A HE SHALL IMMEDIATELY NOTIFY THE DESIGNER ANO/OR OWNER. MATERIALS MUST BE PROTECTEO FROM BEING TRANSPORTED FROM TOTAL PARKING REQUIRED: 11 SPACES PERMIT. PLANS ANO PERMIT APPLICATION SHALL BE SU!UTTEO 1/ERllCAl. lllSTANCf OF SIX (8) INCHES {1!53 MM) ~H SIDE OF THE STRIKE. THE BRE BY THE FORCES OF WINO OR WATElt WITHIN 30 DAYS OF ISSUANCE OF THE BUILDING PERMIT. TYPICAL DETAILS SHALL N'PLY IN GENERAL CONSTRUCTION, WHERE NO 3. IN WOOD FRAMING, HORIZONTAL BLOCKING SHAU. BE PLACED BETWEEN DETAILS ARE GIi/EN, THE CONSTRUCllON SHALL B£ N3 FOR SIMILAR 0 FUELS, OILS, SOLVENTS AND OTHER TOXlC MATERIALS MUST BE STORED 7. DOOR OPERATIONS: ALL EXIT DOORS SHALL IE OPENABUE FROM THE STUDS AT OOOR LOCK HEIGl!T FOR THREE (3) STUD Sf'ACES ~H SIDE WORK. OMISSIONS AND/ OR CONFLICTS AMONG lliE VARIOUS EUE!ENTS IN ACCORDANCE WITH THEIR LISTING ANO ARE NOT TO CONT~TE THE INSIDE WITHOUT KEY, SPECIAL KNOWLEDGE, OR EFFORT. THE OF THE DOOR OPENINGS. JAM!S SHAU.HAVE SOUD BACKING AGAINST SOLE THE SOIL.AND SURFACE WATERS. ALLAPPROIIEO STORAGE CONTAINERS UNLATCHING OF AN'( EXIT DOOR SHALL NOT REQUIRE MORE THAN PLATES. OF THE DRAWINGS, NOTES, SPECIFICATIONS, EXJSTING STRUCTURES. ANDI OR FIELD CONDITIONS, SHALL BE BROUGHT TO lHE ATTENTION OF ARE TO BE PROTECTED FROM THE WEAlHER. SPILLS MUST BE CUEANED ONE OPERATION. 4. CYUNOER GU.I.ROS SHALL BE ATTACHEO WTH 112' CONNECTING SCREWS, THE DESIGNER, BEFORE PROCEEDING WITH lliEWORK BO INI/Oll/ED, UP IMI.EOIATB.Y AND DISPOSED OF IN A PROPER MANNER. SPILLS Ml'.Y NOT BE WASHED INTO lliE DRAINAGE SYSTEM. AND SHALL BE INSTALLED WHENEVER THE CVUNDER PROJECTS BEYOND THE B. LOCKS AND LATCHES: THE LOCKING DEi/iCE FOR THE MAIN F/\CE OF THE OOOR OR 18 OlHERWISE ACCESSIBLE TO GRIPPING TOOLS. REFERENCES TO THE A.S, T.M.'S ANO THE UNIFORM BUILDING CODE, SHALL EXTERIOR EXIT DOOR(8) 8HAU. BE READILY OISTINGUISHABI.E AS BE TO THE LATEST EDITIONs. LOCKED. DOOR SHALL ALSO HAI/E A 1118181.E DURABLE SIGN 5. DOOR STOPS OF IN..sWINGING OOORS SHALL BE INTEGRATED (AAB6ETEO) 0 NON-STORM WATER RUNOFF FROM EQUIPMENT AND VEHICLE WASHING STATING: 'THIS DOOR TO REt.WN UNLOCKED WHEN llll11D1NG IS Ytfl"H 1"E JAM!. JAM!S FOR ALL DOORS SHAU. BE CONSTRUCTED OR CONSTRUCTION WORK SHALL NOT CREATE DUST, DIRT, OR OTHER SUCH ANO ANY OTHER ACTIVITY SHALL BE OONTAINED AT THE PROJECT SITE. ~ lliE SIGN SHALL BE IN LETTERS ONE INCH HIGH ON PROTECTED SO AS TO PREVENT VIOLATION OF THE S'IRIKE. INCONI/ENIENCcS TO THE OlHER TENANTS. CONTRASTING BACKGROLWD (ABOVE THE DOOR); POSTED ON THE D EXCESS OR WASTE CONCRETI: MAV NOT B£ WASHED INTO THE PUBUC EGRESS SIDE OR ADJACENT TO THE DOOR.' CONSTRUCTION OPERATION SHALL NOT BLOCK WAIJI.WAYS, OlliER (AS APPLICABUE.) D. THE STRIKE PLATE FOR DEADBOLTS ON ALL W000 FRAME DOORS SHALL OR WAY OR /lN'f OTHER DRAINAGE SYSTEM. PROI/ISIONS SHALL BE MADE MEANS OF EGRESS. BE CONSTRUCTED OF /IT I.EAST SIXTB:N (18) U.S. GAUGE STEEL, BRONZE, OR TO RETAIN CONCRETE WASTES ON SITE um THEY CAN BE DISPOSED BRASS Atll SECtJREll TO THE JAr.ll BY A MINll.t.lM OF TWO SCREWS, OF AS SOUD WASTE. 9. FIRE PERMITS : lliE FOL.LOWING PERMITS ARE REQUIRED FROM MNIMUM2-112' IN LB«mi. lHE FIRE DEPT. D TRASH ANO CONSTRUCTION RELATED SOLID WMTES MUST SE 181 FIRE SPRINKLER DEPOSITED INTO A CO\JEREO RECEPTACLE TO PREI/ENT 181 FIRE ALARM CONTAI.INATlON OF RAINWATER ANO DISPERSAi. BY WIND. REQUIRES FIRE DEPARTMENMT INSPECTIONS FOR THIS PROJECT D SEDIMENTS ANO OTHER MATERIALS MAY NOT BE lRACKED FROM THE ARE LISTED BELOW. FOR ALL INSPECTIONS, CALL 818-548-4810 SITE IIY VEHICUE TIW'FIC. lliE CONSTRUCTIDN ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT S8l1MENTS FROMB£1NG 1:81 OVERHEAD SPRINKUER ROUGH INSPECTION (PRIOR TO 00\/ERING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST SE AN'f PIPING SWEPT UP IMliEDIATB.Y AND MAY NOT BE WASHED DOWN IIY RAIN OR OTHER MEANS. ~ FIRE M.ARM ROUGH INSl'ECTION (PRIOR TO COIIERING fll('( WIRING/CONDUIT. 181 FIRE SPRINKLER FINAL 181 FIRE ALARM FINAL

MTE: 11/2111! DRAIII B'I: NRK .KIi NO. 1W7 SHEET NO. A0.1 ALLEY

A1 COOL ROOF CHART SITE PLAN KEYED NOTES:

1. PROPERTY LIIE 2. EXT'G SUJEWAIJC 3. EXT'G BUILDING LINE 4. EXT'G REAR AU£Y 5. EXT'G HVAC UNITS

&. EXT'G PARAPET WALi. 7. N».PATlft/AY 8. NEW FREE STANDING WALL r-.,•HT . 9. NEW BUILDING LINE 10. NEW TORCH DOWN a.ASS 'A' ROOFING ~ GAF • ICC ESR #1274 SEE CHART A ~ 11. NEW 1SOO GAL GREASE llfiERCEProll :z EXT'G COMMERCIAL ~ EXT'G BUILDING f,11.EA BUILDING CJ 2ND. FL ADDITION HIGH ROOF EXl'GROOF EXl'GROOf SUlPETO SLOPE TO F\Et.lAiN REMAiN I...... , ...... ll......

NEW ADDITION 2ND. FLOOR

48'·10'

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OUTDOOR AREA

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JOB NO. 16027 SHEET NO. A1.1 6'-0' 9'-11' ~ ~ if;~ ------FlOOR PLAN KEYED NOlES ~ I I --~- 1. "-.STOAEMAIN ._., ~ .~TPM!!._ 'Ofl'R.',Vel. 1117 2. NEWflAI. HEIGHT mnlTION$1.J.· 1 HOUIFIRE r ~ RATBl- T'IP. t --,- I ~ EXT'QST-TORBWN ' i -----:-~ EXT'G STEELOWM/TO REMNN v ~ E)Cl"ODOClt fru I I t. NEW"'IJ. ilTAIRCASE I I I I EXT'G OFFICE SPACE • UNIT C I I L ~ 7. -rKT:-LWOECQltA!WEIIAII.ONlllP OCCUPANCY 'B' - +-- - -j_J & NEW42'- NO CHANGE I. NEW8Tm ca.tMIII, l'AIIT Cf AREArl RATED'ML ~ ~ ~- ; - "'ll7ll' S'O: . - - HEW 2HOUR ARE RATED Sfl'-4' WALL •NEW ItGYP. BRl. ON OCCUPANCY: B011i8IOOI 12'- 1' LOAD@9 I : WAU.STOREMl,f,I - -+ - _, o~~ - - < -<

EXT'GWAU. TO!IE ~

FIIE EXTIIIOOl8HER, SEM-RECEl!BED ~r--, - DOORIM!BEII

llETAUIMIIII I BHEIITNMlel\ ~ SECTIONIIPUIIER "'<- .J ,::;r-- 81£!T HIMIER

PROPOSED SECOND FLOOR PLAN SCALE : 3/18" • 1 •-0•

1D

EXT'G MAAKET SPACE I -r--- ...... • •

EXT'G tMRKET SPACE I-

18'-5'

EXT'G OFFICE SPACE • UNIT 'B' OCCUPANCY 'B' OCCUPANY LOAD 14 1,473 SQ. FT.

18'-5' D

_ ,_ <- 10

JOB HO. 16027 SHEET NO.

EXrQ MARKET LAYOUT SCALE : 3118• • 1 1..Q• A2.1 c:::::::::J 12"X41"'LEDWHTF«TURES

- 0 '1'REOE55Bll.k3MT(l.ED) N - -III' 00 1..91 ~ H ft NEW&.ffil!UANJE~ ~ I l!, WH.LSCCHil!i ~ caJ<8HM

~ 137 SQ. FT. COMUTENRCHANCES ~HOUR 3,190 SQ. FT. c:::::J c:::::J c::::::J c::::::J Cil>CFMTOOUl'SIDE ExrG TO REMAIN BUllDING DEPT. NOTES ~ @I cCll8:i NEW OFFICE SPACE SHOW T1V080URCES CFfONER.FCRE)(.ll' SIGNS.CBC IIXB.3- ct: OPEN PA:IVCEAS8'MAT£80l.AOE OF POWER~a:rr 11.WMNATIJNS.. OSC I J: 1011.6.3 V\ - -- I BALCONY :z: -u" NJ. RJJOREBCEN"F FDCT\JPES WJDOUll.f.SICl!D LMF&&M.IU..aE &Q~ E'l¥,IPPEDWIDl9CONNECT ME.ANS PER(4t0.TJ(Q)tfe. Zl',ai A>.21'11! DETNl,ll Jt.l..ElECTRIC>.L wall( t.u.lST OOIIFLY Wl(SEC. 2HOWEC ONZXENEC)

All.~IQ.ERHEADSTOBECE~Wi'Zx"lCElJNGTLE. I lrrl, c::::::J c:::::J c::::::J LO..Tl48 roae ~T lfAST~FOOT CANOlES l~THE IJTENSLW.t.SHWQ c:::::J MEAMDNEWSPJCENF.A 111111 I I l!:!f1 ~ I , 2 la 141.1, I, I. I. r;i !L. c:::::J L - c::::::::J ( 111 h 3 - ~! COMMONAREA e l!5 Ol'EN TO BELOW t:::::J c:::::J c:::::J c:::::J ON L/1 u,,-"' \ I[]] 1HOUR!!l!T§!l (i."'-- c:::::J c:::::J c:::::::J []\,_ ~ ,me, CORRIDOR J"ffi1 - a-,Q QI Ji:i1 rr I

PROPOSED SECOND FLOOR RCP SCA.Le: :11111• • 1'-0-

FIRE CAUI.KlHG f.S REQUIRED NEW 2'' x BLOCKING IF NECESSARY TYPICAL CONNECTION T

"!MG,_1' llll..tble,11Wlllllt'lt1 Ni» ...rlic,. "'NNIJlflolll1b..-"f"'1nln~,-i,a I ' a... --tt Ul't••lfllllit11t". fti• "1'.,..C1Mlefl•~11J1 -n, Nl'•nwlW'tfDrlll•~•.,.,,, ii& ...,. Tti1 •...,,_,,_, blt111rnpltwr•~••,.'l!Vdl Hltlu 119"1ltlt ...,_,.111, II!'"• e,an,bl llll'lft --~ I· ,u11twpNrlen.,,,Anrit1Yrl!leoria,11..i"''"'t1.,..,,...., GENESIS VERTICAL LIFT GENESIS VERTICAL LIFT "'~1n-rj I ~1..:,;..,i•i,. ~v.111wl-i•c,:-,·J1•.:.~""" ENCLOSU~E AND SHAFTWAY MODELS ;' .... Pl,.-:~·- ..lv.J .. .:.~' S('ll Jrf,? ..ssi

. EXT'G 2ND. FLOOR JOIST . ~ . fl --- =-:~ ';:; 1..-,.....,_.3....,..(tP"IIMl'fflilMll lltfllllNIII I M,1..uli11-~.z ...ot: ... IL7A),rlllrllMC1'1111,-• NEW 2' x 4" DOUBLE PLATE ..... =:=~-~ l£W (2) 5/8" 'TYPE X' DRYWAL1 ON BOTH 'Tl'!Mlll...._.~.....,.,a'ID111-lt I n,.-fUk• .,.•.14"• SIDES· TAPE. SAND SMOOTH PRIMER --===-~~.. ~-;;;:~;: FLOOR TO ROOF RAFTfR -·-·0 .. ---.,_.... I .. SECOND FLOOR ._.__.,....,.._..,Nl._,it9'(1.nlll~) I llaiol-DP'M1'J~•1ACIU.,_W ..rnll:•) 11'1...... ,,.., ... ,:r·'=' =- 1,~JIIMricwlfll.... 1UCIVAC-• .....ol20 ...... 1.~._cii,"""MiNIIU:IOl·a.lO 'II AC111i,1o ...... um.a~ ...... 1,ampcll'Cla .IIIMl"J'DlW"J '. CP"I pw1eW'I ,.. ' ._,; ' --' a-. G .... •i.wJ -" a'] ...... _.,...._~,HPCl.l1CWlcm.1,._• il~to11•111'1-•,_.,, I M..... Driwl'aoe10.1nN Hfilla&4!f: (1:11111~ -!i i cl<,liint) I ...IN:~llrt Nal'tll.W,W~-,t'ledll1l.HUIIC.i! I ...... 16 n, lil'Nt, - JntH'IMiln.. Noda!IZ011•t40 WIC S1 ...... U, SN! dr'mli!t - "iliiliiirii"··-----~~· .... ~-- ~-...... ~.., - ...... ~----- : l!'l'_IW'I ..., '-~...... FIRST FLOOR - NEW (1) 518' 'TYPE X' DRYWAL1 • TAPE, .....,...,...... SAND SMOOTH PRlMER (SEE FINISH frl-JMWO,-...PNwDar~(loNn'IIHMM.U.H_,..liw) l On:mpt-,...,._ ..... 11•11,....adNlldil1 SCHEDlA.E)- 1 HR. FIRE RATED -=- ~ '=' ,:r = -...C"99!.ft*'--IIU:tlw!s I M'i"9110fW11allldWIM .... _I_ 1 a.w.-.. -...... , .ill10M-llllr) j Olck:ellt'IUI.Ollbsl ...... pMl1(ADlmnpllllt) I ...... I a..ccm ...... 1a...ito1m.. HJt) I IIIIWW 2" K 4" WO. STUD WALL Q 16' O.C. - ;;;.;;;_:~·:=· p-dl,rwgMl!J ..... '"'91CUll~dll•....,, I IU .....Nlll,w~- ...... __ laall•-., ..... i....._...,... ~ ...... 11 ~\8) , ...... Yll"llllalli•R~.. ~.._ •• _....,.....IQIMlro.- ...ni l'll'lfll1r~ ...lf1 NEW (2) 518' 'TYPE X' DRYWALL ON BOTH re,e.,,: ...... , 111'1 .., SIDES· TAPE. SAND SMOOTH PRIMER - IMJVl"l'lll,..,: 1-.i DJ...i FLOOR TO ROOF RA~ u--. 'uiii,i,, •*-'--• - --tll~-....--=--·-­ ~ lWJ -~~ BOTTOM PLATE NAILING - BASE MOULDING 't' K 4" P.T. SILL EXT'G CONC. SLAB 07/2n18 ___ __.. DRAWN 11Y: NRK .KIi NO. 180Z7

INTERIOR WALL DETAIL - 1 LEFT DETAILS SCALE:NTS A2.2 SCALE:NTS • ..I DOOR SCHEDULE Ii DOOR MARK HARDWARE SIZE GlAZE SOLID NOTES, MATERIAL FINISH WO HT lttK TEMP CORE 1 L 3'.()' ~.a· 1 318' WOOD • . PAlt{T INTERIOR DOOR 2 L 3'.()' 7.()' 13/4' ALUM. WI GLASS . . PAINT EXTERlOR DOOR 3 L :rr-o- 7'.()' 1314' ALUM. WIGUSS . • ALUM. POCKET DOOR WI(&) 5'-0- PANELS I I HARDWARE NOTES : ii HARDWARE : 1.' LEVERTYPEHAROWARE-DOOR ! HANDLE TO BE 34" TO«• ABOVE FINISH .. FLOOR ALL HAADWARE SHALL COMPLY WI I LEVER TYPE PER CBC 1133B.2.52 HARDWARE : (P) PIJSH TRHU DOOR HARDWARE: (PA) PANIC HARDWARE

'" DOOR & HARDWARE NOTES : EXIT DOORS ANO GR!LLES SHN..L BE OPeHAll£ FROM '111T~ wmlOUT 1. ALL OPERA8LE DOOR HARDWARE IS LOCATEO 34" MIN. T044' ',IAX IJSE Tr£ OF AKEY OR ANY SPECW. KNOWLEDGE OR EFFORT WHEN 2. HARDWARE IS REQUIRED TO BE OPERABLE WITH ONE HAND THE SPACE IS OCCUPIED. (1010. U.4 & 101D.1.9.3. 12.2 CBC) WITHOW. TIGHT GRASPING, PINCHING, OR 1WIS'T1NG O!' THE WRIST, WITH 5 ~. MAXJMJM OPERAffiG ~ORCE. NO PR:>JECT10NS !NTO THE REQUIRED CIEAR OPENING WIDTH BELOW 3. LATCH 60L TS AND OTHER DEV!CES HCJ..Dl!.G THE DOOR IN 1ff: 34• A.OORS , OR DOORS I GATES lliAT DO NOT EXTEND TO WITHIN 10" IF EXCEPTIONS PER CA STATE FIRE MARSHAL T:-iE F'.OOR 0~ GROUND. OR TEMPERED GLASS DOORS 'MTHOUT Q, l£VERS AND LJ.SHAPED HANDLES ARE ACCEPTABLE STILES K-\VINGABOTTOM RAIL OR SHOETAPERNG SO DEGREE MIN. 10. NO SPECIFIC PROJECTION IS REQUIRED FOR Pl/US FROM THE HORIZONTAL ON THE TOP EDGE

FORCE FOR BOTH THE PUSH AHO PULL S1DES OF ALL DOORS IS S UIS. '1M WATER CONSERVATION : NOTES: :1£0RO.E:'TSl'.A1.LOEMONSTRATEAMRWUCOOl(1M WATER RESTROOMS stw.L BE I.IADE AVM>lf..E FOR 80111 CUSTOII.ERS ~ L'SE BY SPEaFYING PlUM&l'IG FIICT\JRES lliAT !.'.EET 1lE Fl.OW EMPI.OYfES {422.4 CPq. AATES LISTED BELOW, OR ll1ROUOH A CALCULATlON SHOWING A ;N BUILDINGS USED FD~ OTIER THAN RESIDENTIAL OOCIA'A.~IES, 20% REllU~ON FROM BASELINE VALUES LIS'TED IN CAi.GREEN DRAFT STOPS WST BE INSTAI.LEll SO lliAT THE AAEA OF THE 17 2, 17 CM,5 CONCEALED SPACI: DOES NOT EXCEED (10001 SQUARE FEET (718.3.3 r CBC) --~ 2.0 GAI.LONSPER-,iE(OPl,l)(1) LAVA".'O!IY~AUCETS-RESIDENTIAI. 1.50PM IN IIULDINGS USED FOR OTHER TIWI RESIDENTTAL OCCUPANCES. IQTCH9; FAUCETS 1.1 GPM DRAFT STOPS MUST BE IISTALLED IN THE Ame (WA.'JSARDS) WATER C~OSETS 1.28 GALI.OHS PER FtUSH 12) (OIIERHANDS) (FALSE FRONTS SET OUT FROM WALl.S) (SIMILAR ELEVATION KEYED NOTES URINALS 0.5 GALLONS PER FLUSH CONCEAi.ED SPACl:S) FORJ.£o BY COMBUSTIBLE CONSTRU~. f.!ETERING FAJCET'S 0.2 GAU.ON$ PER CYCLE SUCH DRAFT STOPS MUST BE INSTM.l£0 SO l".A~ ".tiE AREA OF TliE 1. EXl'G CONCIUITT WALL . SNOOTII srucoo CONCEALED 5PACE DOES NOT EXCElll (3000) SOOAAE FEET (71M.3 • 2. EXl'G STOl&AONT & NEW DOORS WI c.EAR (/) ~ C8C). ANMJDIZEDFRMIE z . 1, THE COMBINED 'NATER Fl.OW RATE OF MUI.TIPLE SHOWEii l£AllS '""""°' s. EXJ'G 5' WOOD SIDING ORCOMPOSllE WOOD SIJIN 0 SHA:.l.NOTEXCEEO TIIEMAXIMUM FtOWRATE. OR THE SHOWER ORAFT,STOPPll«l MATERIALS MUST NOT BELE.SS TttANj -INCH ~ SHA11. BE DESIGIIED TO PERMIT ONE SHOWERHEAD TO BE IN GYPSUM 80.\RD, j •INCH PL YWOOO, INCH PARTICLE BOARD OR .. EXJ'G CONC,AMIING TORBiAIN J• c:> OPERATION AT ATIII.E. OlHER IIATEIUAUi APl'RO'IED BY THE B;;lt.OIXG OEPA.IUMENT. DRAFT 6. NEW EJIT!Nll()N Of EXl'GWIC.- NEW71/f' ~ _J "" 2. THE~ FLL'SH IIOLUIIE fOA DU,\l,FLUSH TOIETS IS • STOPP!IG 1111ST BE ADEQU/ffELY SlffOR':E>. (7\8.3. \ CIC}. SMOOTH rrucco ~ OEFMD Mi TIE COMPOSITE. AVERAGE FL:JSH \/0.ijME OF TWO 8. EXJ'G ~ W. 000111.E l!NTRY DOORS ~ REDUCED FtUSHES A.~D ONE FULL FLUSH. EXISTING SITE, ACCESSIBI.E pMl(J~G STAU.S. RESTROOMS, ETC. w ER a,,ss DOCfl c2 ~ •• NEW 1• M.UMINUM SIUCtO LINES ~ 11, NEW MMi ELEC. PANEL LOCATION ~ ~ w t;; F6892-31 ~ 12. EXrG INTERIOfl BUIUJl'IGROOF LINE w 13. EXl'G ENTRY DOORS TOREIWN Cw :E: "· NEWS' WIDE enRYDOCfl V) :E: 15. NEW STAIRS W1TH RAILNO ~ ! 11. NEW WALL MOUNTED LIGKT fll(ME 0 z 17. NEIGHIIORING BUlDotlG LINE a..~ ..,~ 11. NEWOONC.A-«; u 1t. NEW PAIWET (SEE DETloll 20. NEW TEMPERED GUSS GUAllllRAL 21. NEW\'INYl SCIIEEN FENCE TO MATCI< WOOD CQ.OR n. EXJ'G TREE TO BE Ra01E1> 23. M.UMINIJM CAP TO WRAPEXJ'G AWNING & NEWAWNING

ll4lt: 07/201 & OMINll'r: NRK ,K)II NO. 15027 PROPOSED ELEVATION SHEET NO. SCALE : 1/4" • 1'- 0" A3.1 ' ELEVATION KEYED NOTES

i 0 1. EXTGCCIICRETEWAL1. SMOOTHST1JCCO EXl'G STOREFROIIT& NFN DOORSW I Cl.fAR '· ANAOOli!l) FTW,t( ! . EXT'G $' l'IOOO SIQJ)jG ORCOMPOS ITE l'/000 SIDING EXTGCONC.Av.!tlNG TO-

~ NEW EXTENTION OF EXT'G WALi. • Nc#11r SMOOTH STUCCO .. EXl'G r W. OOU111.E EN!JfY DOORS '· 1£1'/ 1~' AWMJNUUSTV CCO U"9 a. NEWSECONO R.OOR WALL• SMOOm Sll/CCO I. 1£1'/STOREFRONT SUJER GLASS DOOR 10. NEW 1· AL-S'lllCCO LINES ,1. 1£1'/ MAIN ELEC.PMIEI.I.OCATION 12. EXTGIKIBIIOR ll4lllNG ROOF LINE l3. EXTil ENTRYDOOAS TO REWIIN u. NEW ~Wile ENlllY DOO!I ,~ NEWSTAJRSWITH~NG REAR ELEVATION M. NEWWAl.l llOUITEO UGHT l'IXT'o~ SCALE : S/18'" • 1•--0" n. NEIGttlO!tNG BUIDl!iG UIE 11. NEWCONc.A- l9. NEWPAIWET (8EI: DETAIL) 20. NEWTEMPEREl>!liSS GI.IAA!llW. . 21, NEW~VI. SCIIEEN •E"1:E TO MATOt W000 5 COLOR 22. EXT'G TREE lO BE REMOVED .23. ALUMINUM CAP lO Wfl» !lrG A~ING I !. N91A'Mll4G •1 ;'i.

PARAPET DETAIL aCAL.li l NTS

"

_ _-- c------

DAT£: 07/201 S IIMIN Ill': a JOB NO. 11ill27 I SHEET NO. SIDE ELEVATION I SCALE: : 3 / 1&• • 1•-0• A3.2