HomeMy WebLinkAbout2. PLN-17-00111 - 8228 FirestoneSTAFF REPORT
PLANNING DIVISION
DATE: DECEMBER 6, 2017
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER
PREPARED BY: MONICA ESPARZA, SENIOR PLANNER
SUBJECT: PLN-17-00111 (REVISION “A” TO CONDITIONAL USE PERMIT PLN-15-
00111) – A REQUEST TO EXPAND AN EXISTING RESTAURANT (THE
20/20 DRAFT HOUSE), WHICH OPERATES WITH AN ABC TYPE 47
LICENSE AND LIVE ENTERTAINMENT
LOCATION: 8228 FIRESTONE BOULEVARD
REPORT SUMMARY
Leobardo Guerrero (hereinafter “Applicant”) is requesting a revision to an existing Conditional
Use Permit which allows a restaurant to operate with an Alcohol Beverage Control (ABC) Type
47 (On-Sale, General – Eating Place) license and live entertainment. This request is to expand
the restaurant into an adjacent tenant space. Based on the analysis contained in this report,
staff is recommending the Planning Commission adopt the following titled resolution:
A RESOLUTION OF THE PLANNING COMMISSION APPROVING REVISION
“A” TO A CONDITIONAL USE PERMIT (PLN-17-00111), THEREBY
ALLOWING AN EXPANSION OF AN EXISTING RESTAURANT (THE 20/20
DRAFT HOUSE) WHICH OPERATES WITH AN ABC TYPE 47 (ON-SALE,
GENERAL – EATING PLACE) ALCOHOL LICENSE, AND LIVE
ENTERTAINMENT ON PROPERTY LOCATED AT 8228 FIRESTONE
BOULEVARD.
BACKGROUND
The subject site is located on the south side of Firestone Boulevard, east of Downey Avenue.
The 20/20 Draft House is located within a 2,013 square-foot space, adjacent to CrossFit
Downey on the east and a vacant space to the west, previously occupied by Net Electronics.
The subject property is zoned DDSP (Downtown Downey Specific Plan – Firestone Boulevard
Gateway District) with a General Plan Land Use Designation of Mixed Use. The restaurant is
located within a 2,013 square-foot tenant space and is accessible via Firestone Boulevard.
Parking for the restaurant is located in the rear, where there is a door for employees to access.
Agenda Page 1
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 2
The 20/20 Draft House has been in operation since 2013. On July 15, 2015, the Planning
Commission adopted Resolution 15-2930, approving a conditional use permit, which allowed
the Applicant to have live entertainment at the existing restaurant as follows:
• Thursday: 8:00 p.m. to 11:00 p.m.
• Friday and Saturday: 8:00 p.m. to 1:30 a.m.
• Sunday: 8:00 p.m. to 11:00 p.m.
On June 28, 2017, the Applicant submitted an application to modify the previously approved
Conditional Use Permit to accommodate an expansion of the existing restaurant to the adjacent
tenant space, which was formerly occupied by Net Electronics. The application was reviewed by
staff and deemed incomplete on July 25, 2017. The Applicant submitted the requested materials
on September 22, 2017. On October 2, 2017, staff deemed the application complete. On
November 22, 2017, the notice of the pending public hearing was published in the Downey
Patriot and mailed to all property owners within 500’ of the subject site.
DISCUSSION
The Applicant has indicated that the business has grown “exponentially” and they would like to
expand into the adjacent tenant space, formerly Net Electronics. This addition space measures
2,304 square feet, which would give The 20/20 Draft House a total size of 4,317 square feet.
The Applicant is going to remodel the interior of the two spaces to become one space. Staff
worked closely with the Applicant to ensure that the addition did not feel like an afterthought.
There will be an ADA accessible entrance at the rear of the restaurant and the main entrance
will continue to be along Firestone Boulevard. The façade of the two spaces will be redone and
the door that was used as the entrance for Net Electronics will be used for emergency egress
only. The bar area, bathrooms, and a portion of the kitchen will be remodeled. The stage for
live-entertainment will be relocated to the north-west corner of the restaurant on a non-elevated
154 square-foot stage.
The impact for the increase in demand of parking, due to the expansion, will be accounted for
via parking waivers, as outlined in the Downtown Downey Specific Plan. As such, The 20/20
Draft House will be required to pay for seven (7) parking spaces, the difference between the
parking requirements of the previous retail use and the proposed restaurant use.
The hours of operation and live entertainment will remain the same and are as follows:
Operation: Monday through Sunday from 10:00 a.m. to 2:00 a.m.
Live entertainment: Thursday -8:00 p.m. to 11:00 p.m.
Friday and Saturday - 8:00 p.m. to 1:30 a.m.
Sunday - 8:00 p.m. to 11:00 p.m.
Over the course of the business’ operations, there have been several calls for service for noise
and overcrowding. The City of Downey Code Enforcement Division has been working with the
Applicant to rectify these issues. Due to these issues, new conditions have been placed to
ensure that these issues to not arise again. This includes:
• Conditioning queuing on Firestone Blvd.
• Posting the maximum occupancy.
Agenda Page 2
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 3
• Requiring security guards to keep a count of patrons within the building.
• Prohibiting loitering in the hallways.
• Limiting live entertainment hours to end at the specified times.
DEVELOPMENT REVIEW COMMITTEE
The City’s Development Review Committee reviewed the proposed revision to the existing
Conditional Use Permit on June 29, 2017. The Police and Fire Departments both had concerns
regarding calls of overcrowding at the current location. The Police Department has cited the
Applicant for allowing people in the establishment above the legal occupancy. With the
expansion of the restaurant, conditions have been placed by the Police and Fire Departments to
clearly display the occupancy allowed within the establishment and to have an employee at the
entrance of the establishment who is solely responsible for ensuring that the occupant level is
being adhered to. The Building and Public Works Departments had no other concerns.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed revision to the existing Conditional Use Permit for compliance
with the California Environmental Quality Act (CEQA). Upon completion of this review, staff has
determined that the proposed Revision to the Conditional Use Permit is exempt from CEQA
pursuant to Section 15332 (Class 32, In-fill Development), which have been determined not to
have a significant effect on the environment, because the project is consistent with all applicable
general plan designations and policies, as well as with applicable zoning designations and
regulations and is less than five acres and is substantially surrounded by urban uses.
FINDINGS
Pursuant to the requirements of the Municipal Code Section 9824.06 (Conditional Use Permit),
the Planning Commission must make the following findings to approve the request:
A. The requested conditional use permit will not adversely affect the intent and
purpose of Article IX of the Downey Municipal Code or the City’s General Plan or
the public convenience or general welfare of persons residing or working in the
neighborhood thereof.
Revision “A” to the Conditional Use Permit to expand the operations of a restaurant, will
not adversely affect the purpose and intent of the Downtown Downey Specific Plan, the
City’s General Plan or the public convenience or general welfare of persons residing or
working in the neighborhood, as the restaurant complies with General Plan, Policy 1.1.1,
which seeks to maintain a balance of land uses, and Program 1.3.1.5, which encourages
land uses consistent with the area’s designation as properties recycle. This proposal
also complies with Program 1.2.2.3 of the General Plan which seeks to promote land
uses that will generate nighttime pedestrian traffic in the Downtown. By allowing live
entertainment, residents and visitors walking by can hear the music and patronize the
business.
B. The requested use will not adversely affect the adjoining land uses and the growth
and development of the area in which it is proposed to be located.
The proposed Revision “A” to the Conditional Use Permit will not adversely affect the
adjoining land uses since the proposed expansion conforms to the Downtown Downey
Agenda Page 3
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 4
Specific Plan development standards. The Conditional Use Permit has been conditioned
to address issues of over-occupancy and will retain all other conditions, as previously
approved, which include limited hours for live entertainment. Furthermore, the requested
revision will not adversely affect the growth and development of the area and the
restaurant will take over an existing and vacant tenant space. Parking will continue to be
located to the rear of the business to provide easy access to the location.
C. The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular
area.
The size and shape of the property is adequate to accommodate the expansion of the
restaurant, and the continuation of live entertainment, as conditioned, are in a manner
not detrimental to the area because, according to the Applicant, the business constantly
experiences long wait times. As such, the expansion of the restaurant could
accommodate those patrons who have been unable to enjoy this use because there will
be more space to seat customers.
D. The traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area.
Firestone Boulevard is designated as a major arterial by the City’s General Plan.
Firestone Boulevard is able to absorb any additional traffic this request may create.
Additionally, the subject site is located within the Downtown Downey Specific Plan which
encourages pedestrian walkability. Therefore, although the expansion of the restaurant
requires more parking than the previous use, this use promotes the park-once
atmosphere outlined as a goal within the Downtown Downey Specific Plan.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
CONCLUSION
Based on the analysis in this report, staff is recommending that the Planning Commission adopt
the attached resolution approving Revision “A” to the Conditional Use Permit, allowing the
expansion of an existing restaurant with an ABC Type 47 (On Sale, General – Eating Place)
license and live entertainment, subject to the conditions of approval.
EXHIBITS
A. Maps
B. Draft Resolution
C. Planning Commission Resolution 15-2930
D. Plans
Agenda Page 4
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 5
EXHIBIT A
LOCATION MAP
AERIAL PHOTOGRAPH
Agenda Page 5
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 6
ZONING MAP
Agenda Page 6
RESOLUTION NO. 17-____
A RESOLUTION OF THE PLANNING COMMISSION APPROVING REVISION
“A” TO A CONDITIONAL USE PERMIT (PLN-17-00111), THEREBY
ALLOWING AN EXPANSION OF AN EXISTING RESTAURANT (THE 20/20
DRAFT HOUSE) WHICH OPERATES WITH AN ABC TYPE 47 (ON-SALE,
GENERAL – EATING PLACE) ALCOHOL LICENSE, AND LIVE
ENTERTAINMENT ON PROPERTY LOCATED AT 8228 FIRESTONE
BOULEVARD.
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. The 20/20 Draft House commenced operations in 2013; and,
B. On July 15, 2015, the Planning Commission approved Conditional Use Permit
(PLN-15-00111) which allowed live entertainment at the restaurant; and,
C. On June 28, 2017, an application was filed by Leobardo Guerrero (The 20/20
Draft House), requesting approval of Revision “A” to the Conditional Use Permit
to expand the operations of the business into the adjacent tenant space.
D. On July 25, 2017, the application was deemed incomplete by staff. The applicant
resubmitted the required materials on September 22, 2017; and,
E. On October 2, 2017, the application was deemed complete; and,
F. On November 30, 2017, notice of the pending public hearing was sent to all
Downey property owners within 500 feet of the subject site and the notice was
published in the Downey Patriot; and,
G. On December 6, 2017, the Planning Commission held a duly noticed public
hearing and after fully considering all oral and written testimony, facts, and
opinions offered at the aforesaid public hearing adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares the
environmental impact of the proposed development has been reviewed and has been found to
be in compliance with the California Environmental Quality Act (CEQA) and is categorically
exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, In-fill Development),
which have been determined not to have a significant effect on the environment, because the
project is consistent with all applicable general plan designations and policies, as well as with
applicable zoning designations and regulations and is less than five acres and is substantially
surrounded by urban uses.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings, the Planning Commission further finds, determines and declares that:
A. The requested conditional use permit will not adversely affect the intent and purpose of
Article IX of the Downey Municipal Code or the City’s General Plan or the public
convenience or general welfare of persons residing or working in the neighborhood
thereof. Revision “A” to the Conditional Use Permit to expand the operations of a
Agenda Page 7
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 2
restaurant, will not adversely affect the purpose and intent of this chapter, the City’s
General Plan or the public convenience or general welfare of persons residing or working
in the neighborhood, as the restaurant complies with General Plan, Policy 1.1.1, which
seeks to maintain a balance of land uses, Program 1.1.4.6, which promotes
concentration of smaller commercial uses in neighborhood “nodes”, and Program
1.3.1.5, which encourages land uses consistent with the area’s designation as properties
recycle. This proposal also complies with Program 1.2.2.3 of the General Plan which
seeks to promote land uses that will generate nighttime pedestrian traffic in the
Downtown. By allowing live entertainment, residents and visitors walking by can hear the
music and patronize the business.
B. The requested use will not adversely affect the adjoining land uses and the growth and
development of the area in which it is proposed to be located. The proposed Revision “A”
to the Conditional Use Permit will not adversely affect the adjoining land uses since the
proposed expansion conforms to the Downtown Downey Specific Plan development
standards. The Conditional Use Permit has been conditioned to address issues of over-
occupancy and will retain all other conditions, as previously approved, which include
limited hours for live entertainment. Furthermore, the requested revision will not
adversely affect the growth and development of the area and the restaurant will take over
an existing and vacant tenant space. Parking will continue to be located to the rear of the
business to provide easy access to the location.
C. The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular area. The
size and shape of the property is adequate to accommodate the expansion of the
restaurant, and the continuation of live entertainment, as conditioned, are in a manner
not detrimental to the area because, according to the Applicant, the business constantly
experiences long wait times. As such, the expansion of the restaurant could
accommodate those patrons who have been unable to enjoy this use because there will
be more space to seat customers.
D. The traffic generated by the proposed use will not impose an undue burden upon the
streets and highways in the area. Firestone Boulevard is designated as a major arterial
by the City’s General Plan. Firestone Boulevard is able to absorb any additional traffic
this request may create, however, staff does not foresee a drastic increase in traffic as
the expansion of the restaurant will be able to accommodate patrons that currently are
unable to be seated due to occupancy requirements. Furthermore, the Applicant is
offsetting the impact on parking by applying for parking waivers to make up for the
increased requirement in parking.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the
Planning Commission of the City of Downey hereby approves Revision “A” to the Conditional
Use Permit, subject to the Conditions of Approval attached hereto as Exhibit A – Conditions,
which are necessary to preserve the health, safety and general welfare of the community and
enable the Planning Commission to make the findings set forth in the previous sections. The
conditions are fair and reasonable for the accomplishment of these purposes.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
Agenda Page 8
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 3
PASSED, APPROVED AND ADOPTED this 6th day of December 2017.
Jim Rodriguez, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof held on the 6th day of December
2017, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
_________________________ Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 9
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 4
EXHIBIT – A
CONDITIONS OF APPROVAL
PLN-17-00111
PLANNING
1) The approval of Revision “A” to a Conditional Use Permit (PLN-17-00111) allows an
expansion of 4,317 square-foot restaurant to operate with an ABC Type 47 (On Sale,
General – Eating Place) license and live entertainment.
2) Approval of Revision “A” to a Conditional Use Permit shall not be construed to mean any
waiver of applicable and appropriate zoning regulations, or any Federal, State, County,
and City laws and regulations. Unless otherwise expressly specified, all other
requirements of the City of Downey Municipal Code shall apply.
3) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
4) Resolution No. 15-2930, which approved Conditional Use Permit PLN-15-00111, shall be
deemed null and void. All operations will be regulated by the conditions set forth in this
resolution.
5) The hours of operation will be Monday through Sunday from 10:00 a.m. to 2:00 a.m.
6) The allowed hours for live entertainment are as follows:
a) Thursday: 8:00 p.m. to 11:00 p.m.
b) Friday and Saturday: 8:00 p.m. to 1:30 a.m.
c) Sunday: 8:00 p.m. to 11:00 p.m.
7) The live entertainment shall be located in the north-west corner of the restaurant, on a
non-elevated, 154 square-foot stage, based on the plans submitted and stamped on
September 22, 2017. There shall be no strolling musicians. Live entertainment shall only
consist of bands, DJs, and/or customer dancing. Dancing shall be limited to the area
directly in front of the stage.
8) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
9) The business shall comply with the City of Downey’s noise ordinance and in any case,
shall not exceed 65 dB. This shall not include noised that is exempt from the City’s noise
Agenda Page 10
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 5
ordinance. Upon receiving complaints regarding noise levels, the Director of Community
Development may order the preparation of a noise study. The cost of said noise study
shall be paid by the business owner. All mitigation measures identified in the noise study
shall be implemented and become part of this Conditional Use Permit and shall have the
force of conditions of approval.
10) The gross sales of alcohol shall not exceed the gross sales of food. At the request of the
City Planner, the applicant shall provide evidence that the gross sales of food exceed
50% the gross sale of alcohol.
11) Any graffiti applied to the site shall be removed within 72 hours.
12) The owner/applicant shall comply with and strictly adhere to all conditions of any permit
issued by the Alcohol Beverage Control (ABC) to the applicant and any applicable
regulations of ABC.
13) Customers are only permitted to enter off Firestone Boulevard. A security guard shall be
stationed at the rear entrance, directing customers to enter from Firestone Boulevard.
The rear entrance shall be reserved for ADA access and employee access only.
14) Customer queuing at Firestone Boulevard shall be kept against the building and shall not
block accessibility on the public sidewalk. The use of a temporary queue-line rope is
permitted, subject to the approval of the Planning Division and Police Department.
15) Prior to building permit final, the Applicant shall have obtained parking waivers for seven
(7) parking spaces.
16) Due to the existing unpermitted signs, plans for the expansion and façade improvement
must be submitted on or before February 1, 2018. Failure to do so may result in Code
Enforcement action on the existing conditions.
17) The business owner/applicant shall not assess any admittance fee, cover charge, or any
other required charge or minimum payment as a condition of entry.
18) Customers shall not be within the business after the specified closing time.
19) The business owner/applicant and licensee shall not conduct valet parking on the subject
site without the approval of a conditional use permit from the Planning Commission.
20) All signs shall comply with the requirements of the Downtown Downey Specific Plan.
POLICE
21) All promotions of the business shall be conducted under direct control of the business
owner. There shall be no outside promoters of live entertainment or night club activity at
any time.
22) The business owner/applicant and licensee shall immediately report to the Police
Department if any patron appears to be involved in illegal activity inside the subject
business or outside in the parking lot area.
Agenda Page 11
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 6
23) Permittee shall consent to and provide access to all areas of the subject premises
without charge during normal business hours to any Police Department or other City
Official for purposes of verifying compliance with any of the Conditions of Approval of this
CUP, as well as with any Police Permit and approved Security Plan
24) Signs shall be posted at all entrances to the premises and business identifying a zero-
tolerance policy for nuisance behavior at the premises (including the parking lot) and “no
loitering”. No patrons or employees shall be allowed to congregate at the rear of the
business.
25) A schematic illustrating the layout of the restaurant and the placement of tables shall be
posted at all times.
26) One employee of the establishment shall be located at each entrance, with a counter,
and ensure that the occupant level is being adhered to. During all hours of operation, the
business owner shall maintain a count of the number of patrons within the business at
any given time.
27) The Applicant shall submit a security plan to be approved by the Downey Chief of Police
to determine an agreed-upon number of security guards that must be present during the
hours of operation and live entertainment.
28) A copy of this conditional use permit and any Police permit shall be prominently posted
on the premises at all times. The applicant shall make available said copies upon request
by any Police Officer or other City official charged with the enforcement of the City’s laws,
ordinance, or regulations.
29) Prior to building occupancy, the owner/applicant shall obtain any and all required Police
Department permits for this Conditional Use Permit.
30) The business owner/applicant shall prohibit loitering by persons outside the business
establishment – including within the parking area under their control and upon the
sidewalk in front of the business, except for those persons in queue along Firestone
Boulevard for entry into the business establishment in a manner approved by the
Planning Division and/or Police Department.
31) Live entertainment and all non-live music shall cease one-half hour before the close of
business.
BUILDING
32) Customers are not permitted to stand in the hallway along the eastern-wall of the
establishment while they are waiting to be seated. All patrons must enter off of Firestone
Boulevard.
33) Prior to final of building permits, the occupancy number shall be posted on the walls of
the establishment in a clear and visible area.
34) The proposed improvements shall comply with the 2016 California Building Code and
Title 24 of the California Energy Code.
Agenda Page 12
Resolution No. 17-
Downey Planning Commission
PLN-17-00111 – 8228 Firestone Blvd.
December 6, 2017 - Page 7
FIRE
35) The applicant shall comply with the 2016 California Fire Code, as amended by the City of
Downey.
36) The Applicant is required to install a deferred automatic fire sprinkler plan for Assembly
Group A-2 with occupant load of 259 [CFC § 903.2.1.2; DMC 3318].
37) The Applicant is required to submit a deferred fire alarm plan for sprinkler monitoring
[CFC § 907; DMC 3318].
38) The Applicant must complete and submit a Change in Occupancy Use application for the
tenant improvement of the adjacent space from retail occupancy use to that of assembly
use.
39) The Applicant must submit a deferred plan for the commercial cooking hood/exhaust
automatic fire extinguishing system [CFC § 904.2.2].
40) The Applicant shall remove existing, non-functional exhaust hood and make all exhaust
hoods compliant with current, adopted CA Mechanical Code requirements.
41) The Applicant shall provide Knox Key entry to the occupancy [CA Fire Code §506.1].
42) The Applicant shall create a hazardous materials business plan (HMBP) for handling of
compressed and/or refrigerated beverage system gases (e.g. Carbon dioxide, Nitrogen)
exceeding 1000 cubic feet at STP (standard temperature pressure).
43) The Applicant shall ensure that the storage of commercial kitchen cooking oil adheres to
current Fire Code Requirements [CFC § 610].
END OF CONDITIONS
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-
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A
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C
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(E)ROOFACCESS (E)PRIVATEOFFICE DNSECOND LEVELGROUND LEVEL
W
A
L
L
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2
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2
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N
R
Y
W
A
L
L
(E)FIXEDWINDOW (E)FIXEDWINDOW(E)RESTROOMTO BE CONVERTEDINTO NEWSTORAGE ROOM
2
5
'
-
4
"
7
8
'
-
2
1
/
2
"
7
'
-
1
0
"
P
R
O
P
O
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E
D
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E
N
I
N
G
6
2
'
-
5
"
6'-0"14'-4"16'-5 1/2"6'-9"12'-8"
1
1
5
'
-
1
1
"
10'-0"8'-1"1'-4"2'-11"2'-10"11'-10"0'-8"1'-4"
18'-9"18'-9"
39'-2"
4'-10 1/2"5'-6 1/2"3'-2"2'-10"2'-6"1'-3"6'-7"1'-3"10'-8"
FOOD
PICK-UP
(
E
)
C
O
M
M
E
R
C
I
A
L
K
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(
E
)
C
O
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M
E
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(E)ELECTRICALPANEL
N
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B
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3
'
-
0
"
4
'
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1
1
1
/
2
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2
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1
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2
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16'-0 1/2"
3
4
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.
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4'-0"10'-4 1/2"
1
0
'
-
9
"
2
D
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1
1
8
'
-
7
"
4'-7 1/2"4'-2 1/2"4'-3"
13'-1"
5'-4"
5'-6"
1
'
-
6
"
3
'
-
0
"
9'-1 1/2"5'-7 1/2"
11'-5 1/2"5'-1"11'-6"2'-0"(N)HALLWAY1'-0"3'-0"3'-0"1'-3"3'-0"5'-9"5'-9"2'-6"8'-8"4'-7"3'-0"
2
'
-
0
"
3
4
"
2
'
-
0
"
1
'
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6
"
1
'
-
6
"
1
2
"
5
4
"
M
I
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.
4
'
-
0
"
2
4
"
4
'
-
0
"
2
4
"
5
4
"
M
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N
.
1
2
"
3
'
-
0
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3
0
"
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.
3
4
"
3
0
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2
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2
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2254
6
14 5
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3
1
1
1
11
H
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1
/
4
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T
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EXIT DOORS SHALL BE OPERABLE FROM THE EG
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S
S
S
I
D
E
W
I
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H
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AN EGRESS DOOR SHALL BE SET IN MOTION WHE
N
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3
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THE DOOR SHALL SWING TO THE FULLY OPEN PO
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.
"TIMELY" OR EQUAL METAL DOOR FRAMES.VERIFY KEYING WITH OWNER.OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFO
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T
.
NOTES:1.2.3.4.
6
.
7
.
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MAIN ENTRANCE/EXITS13'-0"B
6
'
-
8
"
1
3
/
4
"
MARK LOCATION SIZE (
N
O
M
I
N
A
L
)
WIDT
H
TYPE
H
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RESTROOM23'-0"A
6
'
-
8
"
1
3
/
4
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WALK-IN COOLER33'-0"D
6
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-
8
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4
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M
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NOT TO EXCEED 15 POUNDS IS APPLIED TO THE L
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3
'
-
0
"
2'-0"
1008.1.9 Panic and fire e
x
i
t
h
a
r
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w
a
r
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.
W
h
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e
panic and fire exit hardwar
e
i
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i
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t
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,
i
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comply with the following:1. The actuating porti
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device shall extend at leas
t
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leaf width.2. A maximum unlatchi
n
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1
5
p
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(67 N).Each door in a means of e
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a
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occupancy of Group A or
E
h
a
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load of 100 or more and
a
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a latch or lock unless it is
p
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w
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exit hardware.If balanced doors are used
a
n
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p
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c
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w
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i
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required, the panic hardwa
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push-pad type and the pa
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than one-half the width of
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from the latch side.
A
L
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REAR ENTRANCE/EXIT43'-0"A
6
'
-
8
"
1
3
/
4
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A
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3
3
A
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STORAGE ROOM53'-0"A
6
'
-
8
"
1
3
/
4
"
A
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KITCHEN63'-0"A
6
'
-
8
"
1
3
/
4
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A
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(E)SECONDFLOOROUTLINE7A2.2 7A2.2
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(E)STORAGEROOM72 SQ. FT.(E)OPEN SPACE(E)REAR ENTRANCE
(
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(E)STORAGEROOM136 SQ. FT.(N)EMERGENCY EXIT
(
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(N)MEN'SRESTROOM157 SQ. FT.(N)WOMEN'SRESTROOM161 SQ. FT.(N)HALLWAY UPUP(E) ACCESS RAMP8.33% MAX. SLOPE
(
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1
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4'8+5+10 274215''
-
-
---
---
P
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(E)ROOFACCESSLADDER (E)PRIVATEOFFICE312 SQ. FT.DNSECOND LEVELGROUND LEVEL (E)FIXEDWINDOW (E)FIXEDWINDOW
0'-8"
FOOD
PICK-UP
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(E)ELECTRICALPANEL (N)HALLWAYCIRCULATION252 SQ. FT.
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2
-
(N)STORAGE188 SQ. FT.
4
1
4
0
4
2
4
1
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4
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1
6
7
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4
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1
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2
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2
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1 2 3 4 5 6
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