HomeMy WebLinkAbout06_Lugano Prive, LLC_PA2022-0157CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 23, 2022
Agenda Item No. 6
SUBJECT: Lugano Prive, LLC Minor Use Permit (PA2022-0157)
▪Use Permit
SITE LOCATION: 545 Newport Center Drive
APPLICANT: Lugano Prive, LLC
OWNER: Irvine Company
PLANNER: Caitlyn Curley, Planning Technician
949-644-3235 or ccurley@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: CR (Regional Commercial)
•Zoning District: PC56 (North Newport Center)
PROJECT SUMMARY
A minor use permit application to allow a Type 57 (Special On-Sale General) and
accessory Type 20 (Off-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license
for Lugano Prive, a private membership dining establishment with live entertainment.
Since alcoholic beverages are offered with live entertainment, the approval of an
operator’s license by the Chief of Police is required.
.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14,
Division 6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit
(Attachment No. ZA 1).
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DISCUSSION
Project Description
•Lugano Prive is owned and operated by Lugano Diamonds and Jewelry, a unique
boutique jewelry company that specializes in creating one-of-a-kind, wearable works
of art. Lugano Prive will expand on its business's social and philanthropic component
with an exclusive gathering and luxurious event space for its clients and associated
philanthropic organizations.
•Lugano Prive will be a limited-membership, fine-dining establishment that caters to
the most discerning and exclusive clientele. As part of its regular operations, Lugano
Prive will serve light dishes and a variety of high-quality alcoholic beverages to
members and their guests. Members may also reserve space in the establishment for
private dinners and small events. Typically, there will be no more than 65 patrons and
10 staff on-site at a time; during private events, there will be no more than 100 attendees.
Additionally, the tenant improvement has approved an occupant load of up to 345
people.
•The proposed operation hours differ between regular operations and special events.
During regular operations, the proposed hours of operation are 10:00 a.m. to 7:00 p.m.,
daily. During promotional and special events, the closing time for Lugano Prive may be
extended to 11:00 p.m.
•Construction of the space is currently underway. The gross floor area of the
establishment is 7,585 square feet, the interior net public area is 5,908 square feet,
and the outdoor dining patio is 754 square feet.
•Lugano Prive will modify and occupy a portion of the tenant space previously occupied
by Canaletto. If approved, Minor Use Permit (PA2022-0157) will supersede Use
Permit No. UP2008-008 (PA2008-054) for Canaletto Ristorante, which is no longer in
operation.
Setting and Land Use
•Lugano Prive will occupy an interior-facing suite at the northeastern portion of Fashion
Island. The nearest access to the restaurant is obtained from Newport Center Drive
through a shopping center drive aisle to the north of the subject site. The subject
property’s area is approximately 7.47 acres, including the entirety of the Fashion
Island shopping center. The property is developed with several suites oriented away
from Newport Center Drive toward the Fashion Island Shopping Center.
•The subject property is located within the Fashion Island shopping center. The
proposed private membership dining establishment will occupy an internal suite and
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has no street frontage. The uses of surrounding suites include bakeries and cafes to
the north, a parking lot to the east, a grocery store to the south, and a shopping center
administrative space to the west.
•The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The proposed private
restaurant with alcoholic beverage sales and live entertainment is a use that serves
local and regional residents and is consistent with this land use designation.
•The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport
Center Planned Community) Zoning District. Fashion Island is intended to be a
regional retail and entertainment center and a day/evening destination with a wide
variety of uses that will serve visitors, residents, and employees of the area. The
restaurant with alcoholic beverage sales and live entertainment is a commercial use
that is intended to serve visitors, residents, and employees in the broader regional
area and, therefore, is consistent with the purposes of the North Newport Center
Planned Community District for the Fashion Island Sub-Area.
•Eating and Drinking Establishments and Commercial Recreation and Entertainment
establishments are uses permitted by right within the Fashion Island subarea of the
North Newport Center Planned Community Zoning District. Pursuant to the Planned
Community Text, live entertainment is included in the definition of “Commercial
Recreation and Entertainment” which is a permitted use within the Fashion Island
subarea.
Alcohol Service
•Pursuant to the Planned Community Text, the on-premise sale of alcohol requires a
minor use permit. Lugano Prive has applied for a Type 57 (Special On-Sale General)
ABC license and accessory Type 20 (Off-Sale Beer and Wine) ABC license and thus,
a minor use permit is required. A Type 57 license is required as Lugano Prive does not
qualify for a Type 47 (On-Sale General) or Type 51 (Club) license as the establishment
will be open to members and their guests only and invitees of the private events (not the
general public), and as Lugano Prive will have private events and may facilitate the off-
site consumption of beer or wine by members and their guests, respectively. A Type 47
(On-Sale General) license is required as Lugano Prive will be selling wine in conjunction
with to-go boxes of food as an accessory use to the private membership dining
establishment.
•As part of the operation of their members-only portion of the establishment, Lugano
Prive will utilize a Type 57 (Special On-Sale General) ABC license. In conjunction with
their to-go food and wine boxes, Lugano Prive will employ a Type 20 (Off-Sale, Beer,
and Wine) ABC license. Lugano Prive, LCC will sell to-go food and wine boxes to
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complement its exclusive offerings. These boxes will be purchased and distributed
from the vestibule of the establishment, and are intended to compliment the fine
jewelry sold at the neighboring Lugano Diamonds salon located in an adjacent suite
to Lugano Prive.
•The Police Department is familiar with the security plan in place for the overall center
and conditions of approval are proposed to adequately manage the live entertainment
component of the proposed private restaurant.
•The subject property is located within Reporting District No. 39 (RD39) and generally,
crime statistics are higher in this district than in adjacent districts due to the higher
concentration of commercial uses within North Newport Center. The Newport Beach
Police Department is aware of this and has no objections to the approval of the
restaurant, so long as their recommended conditions of approval are included in the
approval. The alcohol-related statistics for RD39 are incorporated into the factors for
consideration in the draft resolution prior to the Zoning Administrator hearing
(Attachment No. ZA 1). A map of the Reporting Districts, alcohol-related statistics, and
a memorandum, which includes the recommendation of the Police Department, are
attached as Attachment No. ZA 4.
•The proposed restaurant is not considered a bar, tavern, or lounge, and alcohol
service is requested as part of a bona fide eating establishment. The Police
Department has reviewed the minor use permit request with this component in mind
and is recommending approval with conditions at the project location.
•The proposed project complies with the development standards for on-sale alcohol
sales and outdoor dining provided in Section 20.48.030 (Alcohol Sales) of the Zoning
Code. The project has been reviewed and conditioned to ensure that the purpose and
intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a
healthy environment for residents and businesses is preserved. The service of alcohol
is intended for the convenience of customers dining at the restaurant. Operational
conditions of approval recommended by the Police Department relative to the sale of
alcoholic beverages will help ensure compatibility with the surrounding uses and
minimize alcohol-related impacts.
•Staff believes the project is compatible with existing and allowed uses within Fashion
Island. Other uses in the center include a variety of restaurants and retail uses of
Fashion Island Shopping Center. The Fashion Island Sub-Area is a regional
commercial shopping center that is intended to provide retail, entertainment, service,
and supporting uses that serve local and regional residents.
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Live Entertainment
•Up to five times a month, Lugano Prive will host special and promotional events,
including philanthropic fundraisers, exclusive presentations by well-known thought
leaders, and other upscale events.
•Lugano Prive proposes providing live entertainment up to five times a month, typically
during special and promotional events. Live entertainment is proposed in conjunction
with promotional and special events and may consist of small jazz bands, orchestras,
speakers, and other upscale musical performances. Live entertainment may include
amplified sound and no late hours of operation (after 11:00 p.m.) are proposed. Since
alcoholic beverages are offered with live entertainment, approval of an operator’s
license by the Chief of Police is required.
Parking
•The Fashion Island shopping center provides required parking within the surface
parking lots and parking structures on site. Parking for Fashion Island is provided at a
regional parking rate and includes consideration of food service and commercial
recreation and entertainment uses.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3 because it
has no potential to have a significant effect on the environment.
The Class 3 exemption includes a store, motel, office, restaurant, or similar structure not
involving the use of significant amounts of hazardous substances, not exceeding 2,500
square feet in floor area or 10,000 square feet in floor area in urbanized areas zoned for
such use.
The proposed scope of work is a maximum 7,585-square-foot suite and a 754-square-
foot outdoor dining area at a new private membership dining establishment in an existing
suite formerly occupied by a restaurant and qualifies under the parameters of the Class
3 exemption. Further, the change in use, which is permitted under the Class 3 exemption,
is minor in nature with the only significant changes in operational characteristics being
restrictions in patrons to members and their guests only and the addition of private events
and live entertainment. There are no known exceptions listed in CEQA Guidelines Section
15300.2 that would invalidate the use of these exemptions.
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PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
CC/cnc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Police Department Memorandum, Reporting Statistics and
Reporting Districts Map
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
MINOR USE PERMIT TO ALLOW A TYPE 57 (SPECIAL ON-SALE
GENERAL) AND A TYPE 20 (OFF-SALE BEER AND WINE)
ALCOHOLIC BEVERAGE CONTROL LICENSE AT A NEW
PRIVATE MEMBERSHIP DINING ESTABLISHMENT WITH LIVE
ENTERTAINMENT AND NO LATE HOURS LOCATED AT 545
NEWPORT CENTER DRIVE (PA2022-0157)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Lugano Prive, LLC, concerning property located at 545 Newport
Center Drive and legally described as Parcel 1, Block 221, Page 30 requesting approval
of a Minor Use Permit.
2. The applicant requests a minor use permit for Lugano Prive, a private membership
dining establishment, operating with a Type 57 (Special On Sale General) and an
accessory Type 20 (Off-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license
with no late hours (after 11:00 p.m.). Accessory off-sale alcohol sales are proposed in
the form of to-go gift packages. The tenant improvement for the private membership
dining establishment is under construction at the site formerly occupied by Canaletto
Ristorante. Live entertainment is proposed in conjunction with promotional and special
events, up to five (5) times a month consisting of small jazz bands, orchestras, speakers,
and other upscale musical performances. Live entertainment may include amplified
sound and no late hours of operation (after 11:00 p.m.) are proposed. Since alcoholic
beverages are offered with entertainment, approval of an operator’s license by the Chief
of Police will be required.
3. The subject property is designated Regional Commercial (CR) by the General Plan Land
Use Element and is located within the North Newport Center Planned Community (PC56).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on November 23, 2022, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code.
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 15303 under Class 3 (New Construction or Conversion of Small Structures) of
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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 Class 3 exemption includes a store, motel, office, restaurant, or similar structure not
involving the use of significant amounts of hazardous substances, not exceeding 2,500
square feet in floor area or 10,000 square feet in floor area in urbanized areas zoned for
such use.
3. The proposed scope of work is a maximum 7,585-square-foot suite and a 754-square-
foot outdoor dining area at a new private membership dining establishment in an existing
suite formerly occupied by a restaurant and qualifies under the parameters of the Class
3 exemption. Further, the change in use, permitted under the Class 3 exemption, is
minor in nature. The only significant changes in operational characteristics are restricted
patrons to members and their guests only and the addition of private events and live
entertainment. There are no known exceptions listed in CEQA Guidelines Section
15300.2 that would invalidate the use of these exemptions.
4. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of
the Zoning Code.
Fact in Support of Finding:
1. In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of
the Zoning Code, the following criteria must be considered:
Finding
B. The use is consistent with the purpose and intent of NBMC Section 20.48.030 (Alcohol
Sales).
Fact in Support of Finding
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1. In finding that the Project is consistent with Section 20.48.030 (Alcohol Sales) of the
NBMC, the following criteria must be considered:
i. The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City.
Reporting District Part One Crimes
(Serious offenses)
Part Two Crimes
(All other offenses)
Part One Crimes Rate
(per 100,000 people)1
RD No. 39 135 208 4,835
RD No. 43 19 21 1,152
RD No. 47 17 24 719
RD No. 38 29 22 1,032
Newport Beach 1,789 3,222 2,064
a. The RD 39 crime count for 2021 is 261, which is 158 percent over the citywide average
of 101 crimes per RD. The higher crime rate is largely attributable to the concentration of
commercial land uses and the high ratio of nonresidential to residential uses. For example,
the RD to the southeast, RD 44, contains the entire commercial corridor along East Coast
Highway within Corona del Mar. RD 44 is smaller in land area than RD 39 yet it maintains
a comparable number of crimes due to the similarly high ratio of nonresidential to
residential uses. The remaining neighboring RDs, 43 and 47, are primarily residential with
few commercial uses. As a result, they have a significantly lower number of crimes. Their
crime average is 64 percent and 62 percent below the citywide average, respectively.
b. The NBPD has reviewed the project and has no objection to the proposed Types57
(Special On-Sale General) and Type 20 (Off-Sale General) ABC licenses, subject to
appropriate conditions of approval which have been incorporated into Exhibit “A” of this
Resolution. These conditions include provisions such as the requirement that all owners,
managers, and employees selling alcoholic beverages shall undergo and complete a
certified training program in responsible methods and skills for selling alcoholic
beverages.
ii. The number of alcohol-related calls for service, crimes, or arrests in the reporting district
and adjacent reporting districts.
Reporting District DUI/Drunk Arrests Total Arrests Calls for Service2
RD No. 39 47 199 7,095
RD No. 43 5 18 913
RD No. 47 6 33 1,023
RD No. 38 7 27 903
Newport Beach 796 2,959 97,176
1 Crimes rate data to be provided by the Police Department prior to the Planning Commission hearing. Police has reviewed
the crimes and data and confirmed their recommendation as provided in the Police Department memorandum.
2 Calls for service data to be provided by the Police Department prior to the Planning Commission hearing. Police has
reviewed the alcohol-related data and confirmed their recommendation as provided in the Police Department memorandum.
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a. Alcohol-related calls for service, crimes, or arrests in RD 39 make up 23 percent of arrests
in this reporting district. This is higher than neighboring RD 43, 47, and 38 (27 percent,
18 percent, and 26 percent, respectively). Based on the operational characteristics of the
proposed use, the NBPD has reviewed the proposal and has no objection.
b. Compared to the adjacent RDs, RD 39 had a higher percentage of alcohol-related crimes
in 2021. The higher number of crimes is to be expected given the crime figure includes
driving under the influence, public intoxication, and liquor law violations. These are crimes
associated with commercial establishments. RD 43 and 47, which are primarily residential,
are unlikely to have similar crime incidents.
iii. The proximity of the establishment to residential zoning districts, daycare centers,
hospitals, park and recreation facilities, places of worship, schools, other similar uses, and
any uses that attract minors.
a. The private membership dining establishment is located on the first floor of the northeastern
section of the shopping center. The establishment features an interior dining and
entertainment space and an accessory outdoor patio. Fashion Island does not abut any
sensitive land uses and is separated from other structures and uses by parking lots, a busy
roadway, and other commercial uses. Residential uses are permitted in the northern sections
of PC56; however, the private membership dining establishment is separated from the
nearest residential use by over 500 feet. There are no daycare centers, hospitals, parks,
places of worship, or schools within the mall. While some minors are expected to be present
at the private membership dining establishment, the business is intended to attract a
variety of users and not specifically minors.
b. Eating and drinking establishments, which operate similarly to the proposed private
membership dining establishment, with incidental alcohol service are common within the
mall. The upgraded ABC license is not anticipated to alter the operational characteristics
of the proposed private membership dining establishment such that it becomes
detrimental to the area.
c. Condition of Approval No. 35 prohibits the private membership dining establishment from
operating as a bar or tavern which should help ensure compatibility with the surrounding
businesses. Late hours are not proposed as part of this project nor are they allowed by
this use permit.
iv. The proximity to other establishments selling alcoholic beverages for either off-site or on-
site consumption.
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Census Tract Active On-Sale ABC License Per Capita
Tract 630.08 64 1 per 38 residents
Tract 627.01 26 1 per 103 residents
Tract 626.42 5 1 per 570 residents
Tract 630.07 17 1 per 394 residents
County-wide 3,876 1 per 822 residents
a. There are several restaurants with accessory alcohol service, which operate similarly to
private membership dining establishments, within the mall. These include Fleming’s Steak
House, True Food Kitchen, Back Bay Tavern at Whole Foods Market, Cheesecake Factory,
and P.F. Chang’s. Generally, these restaurants operate with a Type 41 (On-Sale Beer and
Wine) or a Type 47 (On-Sale General) ABC license. There is no evidence suggesting that
these uses have been detrimental to the surrounding vicinity. Additionally, there is no
evidence to suggest that the approval of this upgraded alcohol sales license would create
any new objectionable conditions. A Type 57 ABC license is like a Type 47 (On-Sale
General) license in that it allows for the on-site consumption of beer, wine, and spirits. A
Type 57 license is required as Lugano Prive does not qualify for a Type 47 (On-Sale General)
or Type 51 (Club) license as the establishment will be open to members and their guests
only and invitees of the private events (not the general public), and as Lugano Prive will have
private events and may facilitate the off-site consumption of beer or wine by members and
their guests, respectively. A Type 20 (Off-Sale Beer and Wine) license is required as Lugano
Prive will be selling wine in conjunction with to-go boxes of food as an accessory use to the
private membership dining establishment.
b. Whole Foods Market, to the south of the subject suite, operates with a Type 21 (Off-Sale
General) ABC license, among others. This license type is similar, and more intense than the
Type 20 ABC license proposed by the private membership dining establishment.
v. Whether or not the proposed amendment will resolve any current objectionable
conditions.
a. No objectionable conditions are presently occurring at the Property. While police
dispatched officers to the prior location (Canaletto) 12 times in 2021, arrests were reported
for the subject suite.
b. The proposed private membership dining establishment will diversify its offerings as a
convenience to its patrons. The project has been reviewed and conditioned to help ensure
that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the NBMC are
maintained and that a healthy environment for residents and businesses is preserved.
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Minor Use Permit
In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a use permit are
set forth:
Finding:
C. The use is consistent with the General Plan and any applicable specific plan:
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the project site as Regional
Commercial (CR), which is intended to provide retail, entertainment, service, and
supporting uses that serve local and regional residents. The proposed private
membership dining establishment with alcoholic beverage services and live entertainment
is a use that serves local and regional residents and is consistent with land uses in the
CR land use designation.
2. Land Use Element Policy LU 6.14.1 Fashion Island [“CR” designation] is intended to:
Provide the opportunity for an additional anchor tenant, other retail, and/or entertainment
and supporting uses that complement, are integrated with, and enhance the economic vitality
of existing development. A maximum of 213,257 square feet of retail development capacity
specified by Table LU2 (Anomaly Locations) may be reallocated for other permitted uses in
Newport Center, provided that the peak hour vehicle trips generated do not exceed those
attributable to the underlying retail entitlement. Lugano Prive is intended to serve defining
tenants for the Fashion Island Mall and the surrounding area. The applicant requests the
addition of alcohol service to a private membership dining establishment, which will
complement the fine food served daily and during promotional and special events. Due to
this, the project is not expected to result in increased traffic.
3. The subject property is not a part of a specific plan area.
Finding:
D. 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 project is located in the Fashion Island Sub-Area of the PC-56 (North Newport Center
Planned Community) Zoning District Fashion Island, which is intended to be a regional
retail and entertainment center and a day/evening destination with a wide variety of uses
that will serve visitors, residents, and employees of the area. The private membership
dining establishment with alcoholic beverage sales and live entertainment is a commercial
use that serves visitors, residents, and employees in the area and, therefore, is consistent
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with the purposes of the North Newport Center Planned Community District for the
Fashion Island Sub-Area.
2. Eating and Drinking Establishments are permitted uses within the Fashion Island Sub-
Area of the North Newport Center Planned Community Zoning District. Pursuant to the
Planned Community Text, live entertainment falls within the definition of “Commercial
Recreation and Entertainment,” which is a permitted use within the Fashion Island sub-
area. Pursuant to the Planned Community Text, the on-premises sale of alcohol in
conjunction with an eating and drinking establishment requires a minor use permit.
3. The proposed private membership dining establishment is within the limits of the
cumulative floor area allocated for Fashion Island.
Finding:
E. 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 Fashion Island Sub-Area permits a range of retail, dining, and commercial
entertainment uses within the PC-56 (North Newport Center Planned Community) Zoning
District. While the proposed establishment provides a component of dining services like a
lounge, the use is compatible with surrounding permitted commercial uses in the vicinity
and there are no sensitive land uses located nearby.
2. The proposed hours of operation are 10:00 a.m. to 7:00 p.m., daily, with an extended closing
time up to 11:00 p.m. during private events.
3. Typically, there will be no more than 65 patrons and 10 staff on-site at a time; during private
events, there will be no more than 100 attendees.
4. The private membership dining establishment proposes live entertainment up to five (5)
times a month, the majority of which will occur during special and promotional events. Live
entertainment may include amplified sound, and no late hours of operation (after 11:00
p.m.) are proposed. The live entertainment is proposed to consist of small jazz bands,
orchestras, speakers, and other upscale musical performances. Condition of approval
number No. 3 limits hours of operation for the private membership dining establishment
to 10:00 a.m. through11:00 p.m., daily.
5. Due to the inclusion of alcohol service with live entertainment, the approval of an
Operator’s License by the Newport Beach Police Department is required. A copy of the
Fashion Island Security Plan will be provided as part of the operator license process for
the proposed business. An operator license required under NBMC Chapter 5.25 may be
subject to additional and/or more restrictive conditions to regulate and control potential
nuisances associated with the operation of the private membership dining establishment.
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The operator license will help ensure the compatibility of the proposed business with the
surrounding uses in the vicinity.
6. The on-site consumption of alcoholic beverages will be incidental to the private membership
dining establishment use. The quarterly gross sales of alcoholic beverages shall not exceed
the gross sales of food during the same period, per the conditions of approval. Alcoholic
beverage service will be under the supervision of LEAD-trained employees.
Finding
F. 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 Fashion Island shopping center provides adequate parking and circulation within the
surface parking lots and parking structures on site, as the site is not completely built out,
and is currently over-parked.
2. This site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided. Utilities are provided with all applicable requirements.
3. The site has historically been developed and used as a restaurant location with alcohol
service (Canaletto) and the existing suite is currently being reconfigured. The proposed
private membership dining establishment will operate similarly to a restaurant, except that
admittance into the business will be limited to members and their guests only, and, during
promotional and special events, a select and exclusive attendee list. The tenant space is
under renovation for an eating and drinking establishment.
Finding
G. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City or endanger, jeopardize, or otherwise constitute a hazard to
the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to ensure that potential
conflicts with the surrounding land uses are minimized to the greatest extent possible. The
operator is required to take reasonable steps to discourage and correct objectionable
conditions that constitute a nuisance 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.
15
Zoning Administrator Resolution No. ZA2022-###
Page 9 of 14
10-18-21
2. The private membership dining establishment with alcohol service and live entertainment
will serve visitors and the surrounding business community. The proposed establishment
will provide alcohol service as a convenience to members, philanthropic organizations,
and general patrons of the adjacent Lugano Diamonds salon, which is a retail tenant open
to the public and accepts walk-ins, within the surrounding area.
3. Fashion Island management has historically provided efficient on-site security and
cooperates with the Newport Beach Police Department. The provision of an operator license
will further enable the Police Department to regulate the operation of the proposed business.
4. The applicant is required to install a grease interceptor, obtain Health Department approval
before opening for business, and comply with the California Building Code to ensure the
safety and welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no
potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves a minor use permit
(PA2022-0157), subject to the conditions outlined in Exhibit A, which is attached hereto and
incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution was
adopted unless within such time an appeal 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.
4. This resolution supersedes Use Permit No. UP2008-008 (PA2008-054), which upon
vesting of the rights authorized by Minor Use Permit (PA2022-0157) shall become null
and void.
PASSED, APPROVED, AND ADOPTED THIS 23RD DAY OF NOVEMBER 2022.
_____________________________________
Ben Zdeba, Zoning Administrator
16
Zoning Administrator Resolution No. ZA2022-###
Page 10 of 14
10-18-21
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. This approval supersedes Use Permit No. UP2008-008 (PA2008-054).
2. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval. (Except as
modified by applicable conditions of approval.)
3. The hours of operation shall be limited to between 10:00 a.m. to 11:00 p.m., daily.
4. Live entertainment consisting of small jazz bands, orchestras, speakers, and other upscale
musical performances shall be permitted at the subject property up to five (5) times a month,
from 10:00 a.m. to 11:00 p.m., maximum. Amplified sound shall be permitted. There shall be
no live entertainment allowed on the premises without first obtaining a Live Entertainment
Permit from the City. Prior to the issuance of building permits for the change of occupancy,
the applicant shall obtain a Live Entertainment Permit from the Revenue Division.
5. The interior net public area of the establishment shall be limited to 5,908 square feet for the
interior area and 754 square feet for the outdoor patio.
6. The installation of roof coverings shall not have the effect of creating a permanent enclosure
for the outdoor dining patio. The use of umbrellas for shade purposes shall be permitted.
The use of any other type of overhead covering shall be subject to review and approval by
the Community Development Director and may require an amendment to this permit.
7. Live entertainment shall be permitted at the subject property from 10:00 a.m. to 11:00 p.m.
up to five (5) times per month. There shall be no live entertainment allowed on the premises
without first obtaining a Live Entertainment Permit from the City. Prior to the issuance of
building permits for the change of occupancy, the applicant shall obtain a Live Entertainment
Permit from the Revenue Division.
8. The restaurant windows and doors shall remain closed while live entertainment is conducted
within the establishment.
9. A Special Event Permit is required for any event or promotional activity outside the normal
operating characteristics of this private membership dining establishment 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 Newport Beach Municipal Code
to require such permits.
10. There shall be no dancing allowed on the premises.
17
Zoning Administrator Resolution No. ZA2022-###
Page 11 of 14
10-18-21
11. The restaurant and patio seats shall be configured in dining room settings. The dining tables
and chairs are not permitted to be moved to create standing areas for food and beverage
service to patrons.
12. The operator of the private membership dining establishment shall be responsible for the
control of noise generated by the subject facility. All noise generated by the proposed use
shall comply with the provisions of Chapter 10.26 and other applicable noise control
requirements of the Newport Beach Municipal Code.
13. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets and shall be sound attenuated by Chapter 10.26 of the Municipal Code,
Community Noise Control.
14. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three [3] walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies. The
trash enclosure shall have a decorative solid roof for aesthetic and screening purposes.
15. 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).
16. The operator of the food service use shall be responsible for the clean-up of all on-site
and off-site trash, garbage, and litter generated by the use.
17. Storage outside of the building shall be prohibited, except the required trash container
enclosure.
18. 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, and debris from the
premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be
removed within 48 hours of written notice from the City.
19. All proposed signs shall be in conformance with the provisions of the PC-56 (North
Newport Center Planned Community), Chapter 20.42 (Sign Standards) of the Newport
Beach Municipal Code, or an approved Comprehensive Sign Program for the project site.
20. 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 be cause for revocation of this permit.
21. The Zoning Administrator may add to or modify conditions of approval to this Minor Use
Permit, upon a determination that the operation which is subject to this Minor Use Permit
causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general
welfare of the community.
18
Zoning Administrator Resolution No. ZA2022-###
Page 12 of 14
10-18-21
22.Any changes in operational characteristics, hours of operation, expansion in the area, or
modification to the floor plan, shall require an amendment to this Minor Use Permit unless
otherwise approved by the Planning Division.
23.Should the business, subject to the Minor Use Permit conditioned herein, be sold or
otherwise come under different ownership or a change in operators, any future owners,
operators, or tenants shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
24.This Minor Use Permit shall expire unless exercised within twenty-four months from the
date of approval as specified in Section 20.91.50 of the Newport Beach Municipal Code.
25.To the fullest extent permitted by law, the 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 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 Lugano Prive, LLC including, but not
limited to, Minor Use Permit (PA2022-0157). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s
fees, and other expenses incurred in connection with such claim, action, causes of
action, suit, or proceeding whether incurred by the applicant, City, and/or the parties
initiating or bringing the such proceeding. The applicant shall indemnify the City for all of
the City's costs, attorneys' fees, and damages that which City incurs in enforcing the
indemnification provisions outlined in this condition. The applicant shall pay to the City
upon demand any amount owed to the City under the indemnification
requirements prescribed in this condition.
Fire Department
26.Before to the issuance of final building permits, automatic fire sprinklers, and a fire alarm
system shall be required for the new establishment. The sprinkler and alarm systems shall
be monitored by a UL-certified alarm service company.
Building Division
27.The applicant is required to 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. The construction plans must meet all applicable
State Disabilities Access requirements. Approval from the Orange County Health
Department shall be obtained, before the issuance of a final building permit.
28.A covered wash-out area (36 inches wide by 36 inches deep by 6 feet high) for refuse
containers and kitchen equipment shall be provided and shall drain directly into the sewer
system unless otherwise approved by the Community Development Director and Public
19
Zoning Administrator Resolution No. ZA2022-###
Page 13 of 14
10-18-21
Works Director in conjunction with the approval of an alternative drainage plan. The washout
area shall be specifically shown on the construction drawings submitted for building permits.
29. The facility shall comply with the provisions of Chapter 14.30 of the Municipal Code for
commercial kitchen grease disposal, as determined by the Building Division and the Utilities
Department.
30. The private membership dining establishment shall provide the number of plumbing fixtures
to satisfy the requirements of Chapter 4 of the California Building Code, 2010.
31. Prior to the issuance of building permits, an exit analysis shall be provided for the outdoor
dining patio.
32. The site plan shall identify the parking, path of travel, entrance, restrooms, fixed seating, and
bar seating to comply with accessibility requirements.
33. The facility shall be designed to meet exiting and fire protection requirements as specified
by the California Building Code and shall be subject to review and approval by the Building
Division.
34. The project shall comply with State Disabled Access requirements.
35. Public sanitation facilities shall be available to the public (patrons) during regular business
hours of the operation unless otherwise approved by the Building Division.
Police Department
36. Alcohol service shall be limited to a Type 57 (Special On Sale General) and Type 20 (Off-
Sale Beer and Wine) Alcoholic Beverage Control License.
37. The operator as well as any future operators of the private membership dining
establishment shall obtain an Operator License under Chapter 5.25 of the Municipal Code
to ensure the business is operated safely. The Operator License may be subject to
additional and/or more restrictive conditions to regulate and control potential late-hour
nuisances associated with the operation of the establishment.
38. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge, or
nightclub as defined by the Newport Beach Municipal Code unless the Zoning
Administrator first approves an amended minor use permit. This Minor Use Permit shall be
terminated if the operation is no longer maintained as a “bona fide public eating place” as
defined by the California Department of Alcoholic Beverage Control.
39. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
20
Zoning Administrator Resolution No. ZA2022-###
Page 14 of 14
10-18-21
40. Petitioner shall not share any profits or pay any percentage or commission to a promoter
or any other person based upon monies collected as a door charge, cover charge, or any
other form of admission charge, including minimum drink orders or the sale of drinks.
41. Strict adherence to maximum occupancy limits is required.
42. The applicant shall maintain a security recording system with 30-day retention and make
those recordings available to police upon request.
43. There shall be no exterior advertising or signs of any kind or type, including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays of alcoholic beverages or signs which are visible to the
exterior shall constitute a violation of this condition.
44. The applicant shall provide shopping center and individual suite security plans as part of
their operator’s license submittal package.
45. All owners, managers, and employees selling alcoholic beverages shall undergo and
complete a certified training program in responsible methods and skills for selling alcoholic
beverages. The certified program must meet the standards of the California Coordinating
Council on Responsible Beverage Service or other certifying/licensing body, which the
State may designate. The establishment shall comply with the requirements of this
section within 180 days of the issuance of the certificate of occupancy. Records of each
owner’s, manager’s, and employee’s successful completion of the required certified
training program shall be maintained on the premises and shall be presented upon
request by a representative of the City of Newport Beach.
21
Attachment No. ZA 2
Vicinity Map
22
VICINITY MAP
Minor Use Permit
(PA2022-0157)
545 Newport Center Drive
Subject Suite
23
Attachment No. ZA 3
Applicant’s Project Description
24
LUGANO PRIVE – Project Description – Fashion Island – 545 Newport Center Drive
Food & Beverage Service/Membership
Lugano Prive, LLC (“Lugano Prive”) intends to operate a private dining restaurant/event venue (“Prive”) falling under the Commercial Recreation and Entertainment/Eating and Drinking Establishment under the PC- 56 (North Newport Center Planned Community). Operations at Prive will include the sale and service of alcohol beverages. The restaurant portion of the Prive
will not be open to the public at any time. Food and beverages will only be served to members of
Lugano Prive and their guests.
Given the non-public nature of the proposed eating and drinking establishment, the sale and service of alcohol beverages will require Lugano Prive to obtain a type “57” Special On-Sale General License from the California Department of Alcoholic Beverage Control (“ABC”).
The approximate square footage of entire space, which includes the Prive and the adjacent retail
salon, is 11,000 square feet. For Prive, the proposed net public area is 5, 908 sq ft. plus the garden area which is 754 sq ft. The total square footage of Prive is 7,585 sq ft. The current use for the premises that the City has allowed is a restaurant operating under a type
47 On-Sale General (Bona Fide Eating Place) License issued by ABC. The number of employees
is anticipated to be about 10. The anticipated number of patrons at any one time is generally not expected to be more than 45. Special events (as explained in more detail below) are generally not expected to have more than 100 attendees.
The Prive has 65 seats for normal operations. During special events, there could be up to 100
seats, depending on the number of attendees.
Lugano Prive is owned and operated by Lugano Diamonds, a premier retail jewelry business aimed at creating bespoke, intimate shopping experiences that leave a lasting impression. (A Lugano Diamonds retail salon will be open immediately adjacent to Prive.) Lugano Prive will
have a separate membership requirement for clients of Lugano Diamonds. To obtain a
membership, a Lugano client must pay an initial fee of $50,000 and then annual dues of $15,000. Members will be subject to a published code of conduct including specific rules that all members must abide by.
Members will not be required to pay a fee to enter Prive unless they bring a guest in which case
they will pay a nominal fee for their guest. Members will be allowed to bring guests on a limited
basis (i.e., limited number of visits for each guest).
Members who dine at Prive for lunch or dinner can enjoy for free a limited varying daily food menu of approximately 12-14 small plate items and beverages including beer and house wines and distilled spirits. They will be charged if they order from an “upgraded” selection of wines or
spirits. For an additional per person charge, members can also book in advance a dinner in the
private dining room.
Other than for special events (see below) or if a member books a dinner in advance, Prive will be open Tuesday through Saturday between 10am-7pm.
25
Special Events
Lugano Prive intends to hold various special events for members and guests at which food and/or
beverages (including alcohol beverages) will be served including the following Highly curated extremely exclusive experiences in conjunction with phinthropic organizations to assist them in fundraising.
• Mentor program events for the “CHEF’S Club,” a philanthropic educational endeavor assisting young adults to become involved in the culinary world under the mentorship of the greatest chefs.
• Collaborations with think tanks such as the Aspen Institute, the Washington Institute, and
the Meridian Institute for interesting speaking events and panels.
• Collaborations with art museums and arts centers around the U.S such as the Segerström Center for the Arts, the Orange County Museum of Art, the Norton Museum of Art, and the Aspen Art Museum.
• Small concerts from the Pacific Symphony/Philharmonic Society of Orange County.
Members will be entitled to attend a certain number of events under their annual membership fee. Otherwise, they and their guests will be charged for any events they choose to attend. Sale of “Prive Boxes”
In addition, Lugano Prive intends to operate a separate small store open to the public that will be
offering “Prive Boxes” for sale and pick-up solely at the store for off-premises consumption. The store is going to be located in the lobby of Prive in a separate area without any access to the restaurant/event area. The boxes will contain food items such as charcuterie, caviar, and cheeses to be accompanied by champagne or wine and, in some cases, have a placeholder to insert a
jewelry item purchased at the Lugano Diamonds retail store. The ABC has advised that it will be
necessary for Lugano Prive to obtain a type “20” Off-Sale Beer & Wine License to authorize this alcohol beverage use because the type 57 license does not allow the sale of wine to the public – only to members and their guests.
26
Attachment No. ZA 4
Police Department Memorandum, Reporting
Statistics and Reporting Districts Map
27
28
29
30
31
32
Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
11/17/2022
0 4,0002,000
33
Attachment No. ZA 5
Project Plans
34
T001PROJECTINFORMATIONAND DIRECTORYPROJECT INFORMATIONDRAWING DIRECTORYARCHITECTURAL DRAWINGSFIRE ALARM & PROTECTION(FOR REFERENCE ONLY)ELECTRICAL DRAWINGSSHEET # SHEET T
ITLE
ISSUE DATE
REV
. DATEREV. #T001 PROJECT
INFORMAT
ION & D
IRECTORYT002 CAL
GREENLLN-0.1 CONTRO
L SHEETHC TYPICAL ACCESS
IB
ILITY DETAILS
D100 DEMO PLAND101 DEMO EXTERIOR ELEVAT
IONS
A100 S
ITE
PLANA101 ADA SITE PLAN
(FOR
REFERENCE ONLY)
A103 EGRESS PLAN &
CALCULATIONSA106 PLANN
ING
DIAGRAMSA200 SLAB PLAN
A201 CONSTRUCTION FLOOR
PLANS
A202 REFLECTED CE
ILING PLAN
A203 POWER PLANA204 ROOF PLANA300 EXTERIOR ELEVATIONS
A301 INTERIOR ELEVATIONS
A302 INTERIOR ELEVATIONS
A303 ENLARGED
PLANS &
INTER
IOR
E
LEVAT
IONSA304 ENLARGED
PLANS &
INTER
IOR
E
LEVAT
IONSA305 INTERIOR ELEVATIONS
A400 BUILD
ING
SECT
IONS
A401 BUILD
ING
SECT
IONS
A402 BUILD
ING
SECT
IONS
A403 BUILD
ING
SECT
IONS
A404 WALL SECTIONS
A405 WALL SECTIONSA406 WALL SECTIONS
A500 METAL STUD
DETA
ILS
A501 CEILING DETAILS
A502 F
IREPLACE DETAILSA503 TOWER DETA
ILSA504 F
IREPLACE DETAILSA505 M
ISCELLANEOUS DETAILS
A600 DOOR SCHEDULE
A601 W
INDOW SCHEDULEA602 DOOR &
WINDOW
DETA
ILSA900 F
INISH SCHEDULE
1. IN GENERAL, THE MEASUREMENTS ON THE DRAWINGS ARE REASONABLE ANDACCURATE FOR THE PURPOSE OF DESIGN INTENT. HOWEVER, IN THE EXECUTIONOF THE WORK ON THE PROJECT, THE CONTRACTOR IS TO VERIFY ALLDIMENSIONS WITH ACTUAL CONDITIONS ON THE JOB IN ORDER TO MAKE APERFECT FIT; THE REQUIREMENTS OF THE SAMPLES AND SHOP DRAWINGSSECTION NOTWITHSTANDING. WHERE THE WORK OF ONE CONTRACTOR IS TOJOIN THAT OF ANOTHER, BOTH ARE TO FURNISH SHOP DRAWINGS SHOWING THEACTUAL DIMENSIONS AND THE METHOD OF JOINING THE WORK OF THE TWOTRADES. THESE DRAWINGS MAY BE IN ADDITION TO ANY DRAWINGS REQUESTEDOR AS LISTED UNDER "SHOP DRAWINGS."2. NO EXTRA CHARGE OR COMPENSATION WILL BE ALLOWED ON ACCOUNT OFDIFFERENCES BETWEEN ACTUAL DIMENSIONS AND THE MEASUREMENTSINDICATED ON THE DRAWINGS. ANY DIFFERENCES WHICH MAY BE FOUND SHALLBE SUBMITTED TO THE ARCHITECT FOR CONSIDERATION BEFORE PROCEEDINGWITH THE WORK.1. IF ANY ERRORS OR OMISSIONS APPEAR IN THE CONTRACT DOCUMENTS, THECONTRACTOR SHALL NOTIFY THE ARCHITECT IN WRITING OF SUCH ERROR OROMISSION. IF THE CONTRACTOR FAILS TO GIVE SUCH NOTICE, WHETHER PRIORTO OR DURING THE EXECUTION OF THE WORK, HE WILL BE HELD RESPONSIBLEFOR RESULTS OF SUCH ERRORS OR OMISSIONS AND FOR COST OF RECTIFYINGSAME.2. THE GENERAL CHARACTER OF THE DETAIL WORK IS SHOWN ON THE DRAWINGSBUT MINOR MODIFICATIONS MAY BE MADE BY THE ARCHITECT & OWNER. ALLDRAWINGS ILLUSTRATE DESIGN INTENT.1. PRIOR TO ANY CONSTRUCTION, CONTRACTOR SHALL MEET WITH THE ARCHITECT.2. INFORMATION CONTAINED IN THESE DRAWINGS MAY REQUIRE ADJUSTMENTS ORMODIFICATIONS TO CONFORM WITH EXISTING CONDITIONS. IN CASES WHERECHANGES IN DETAILS ARE NECESSARY, THESE DRAWINGS SHALL BE USED TOSHOW THE DESIGN INTENT ONLY. CONTRACTOR SHALL VERIFY ALL DIMENSIONSCONCERNING EXISTING AND NEW WORK AND NOTIFY THE ARCHITECT BEFOREPROCEEDING WITH EITHER FABRICATION OR INSTALLATION OF THE WORK. INADDITION, CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY, SHOULDEXISTING CONDITIONS PROHIBIT EXECUTION OF THE DESIGN INTENT OF THEDRAWINGS. ANY ADDITIONAL WORK, DEMOLITION AND/OR REMOVAL AS A RESULTOF FAILURE TO DO SO WILL BE AT CONTRACTOR'S EXPENSE.3. DUE TO THE SMALL SCALE OF THESE PLANS AND THE INSTABILITY OF THEBLUEPRINT PAPER, THESE DRAWINGS SHALL NOT BE SCALED AND ANY CRITICALDIMENSIONS SHOULD BE FIELD CHECKED. THE CONTRACTOR(S) SHALL BERESPONSIBLE TO FIELD MEASURE EXISTING CONDITIONS PRIOR TO BEGINNING OFWORK AND PERIODICALLY DURING CONSTRUCTION PROGRESS TO VERIFY ALLCRITICAL DIMENSIONS. ANY DEVIATION FROM DIMENSIONS INDICATED ON THEDRAWINGS IS TO BE APPROVED BY THE ARCHITECT PRIOR TO CONSTRUCTION.4. THE CONTRACTOR SHALL VISIT THE SITE AND BE AWARE OF EXISTING CONDITIONSTO THE EXTENT AND INFLUENCE OF THE WORK PRIOR TO BIDDING &CONSTRUCTION. CONTRACTOR SHALL BE FAMILIAR WITH ALL APPLICABLEBUILDING CODES AND UBC CODES. NO SUBSEQUENT EXTRAS OR ADDITIONSWILL BE ALLOWED FOR ANY CLAIM OF LACK OF KNOWLEDGE OF CONDITIONSOR CIRCUMSTANCES ABOUT WHICH THE CONTRACTOR COULD HAVE SITEINSPECTED AND INFORMED HIMSELF. APPOINTMENTS SHALL BE ARRANGEDTHROUGH THE ARCHITECT.5. BEFORE COMMENCING WORK, THE CONTRACTOR SHALL NOTIFY THE ARCHITECTOF ANY AREAS THAT HAVE NOT BEEN SATISFACTORILY COMPLETED BY THELANDLORDS BASE BUILDING CONTRACTOR TO MEET THE LEASE REQUIREMENTSINCLUDING, BUT NOT LIMITED TO, (FIRE-PROOFING, DUCTWORK, CONDITION OFSLAB, CONDITION OF CORE AND DEMISING WALLS, UTILITY HOOK-UP, ELECTR
ICA
LPANELS, ETC.).6. ALL CONTRACTORS SHALL COMPLY WITH THE RULES AND REGULATIONS OF THEBUILDING AS TO HOURS OF OPERATION FOR THE PURPOSES OF DELIVERY ANDALSO AS THE MANNER OF HANDLING MATERIALS, EQUIPMENT AND DEBRIS, TOAVOID CONFLICT AND INTERFERENCE WITH NORMAL BUILDING OPERATION. ALLCONTRACTORS SHALL RECEIVE SPECIFIC REGULATIONS FROM THE ARCHITECT.7. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE EXTENT, NATURE ANDSCOPE OF WORK DESCRIBED IN THE CONTRACT DOCUMENTS AND WILLCOORDINATE WITH THE OWNER'S REPRESENTATIVE THE INTERFACING OF THE BA
SEBUILDING CONTRACTOR'S WORK AND THE WORK SHOWN AND DESCRIBED IN
THECONTRACT DOCUMENTS. THE CONTRACTOR IS TO PROVIDE ALL LABOR ANDMATERIALS NECESSARY TO EXECUTE ALL WORK NECESSARY TO ACHIEVESUBSTANTIAL COMPLETION. HE SHALL BE RESPONSIBLE FOR COORDINATING H
ISWORK WITH THAT OF ALL OTHER TRADES, INCLUDING THOSE OPERATING UNDERSEPARATE CONTRACT WITH THE TENANT AND LANDLORD8. ALL WORK SHALL BE PERFORMED BY SKILLED AND QUALIFIED WORKMEN AND INACCORDANCE WITH THE BEST PRACTICES OF THE TRADES INVOLVED. CARE SHAL
LBE TAKEN TO ENSURE COMPLIANCE WITH BUILDING REGULATIONS AND/ORGOVERNMENTAL LAWS, STATUTES OR ORDINANCES CONCERNING THE USE
OFUNION9. ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN EVERYRESPECT UNLESS OTHERWISE NOTED. MANUFACTURED MATERIALS ANDEQUIPMENT SHALL BE INSTALLED AS PER MANUFACTURER'S WRITTENRECOMMENDATIONS AND INSTRUCTIONS UNLESS OTHERWISE NOTED.MAINTENANCE INSTRUCTIONS, IN TRIPLICATE, SHALL BE PROVIDED FOR ALLMATERIALS USED WITHIN THE PROJECT IN A 3 RING BINDER IN CSI FORMAT WITHCSI NUMBERED TABS. THREE COPIES SHALL GO THE OWNER.10. P
ERFORM
ALL WORK
IN ACCORDANCE
W
ITH
RU
LES AND
REGULAT
IONS OFGOVERNMENTAL AGENCIES HAV
ING
JUR
ISDICTION
AND CONFORM TO ALL
C
ITY,COUNTY, STATE AND
FEDERAL
CON
STRUCT
ION
, SAFETY
AND SANITARY
LAWS
,CODES, STATUTES AND
ORDINANCES
. REPOR
T PROMPTLY
ANY D
ISCREPANC
IES
,VARIA
TIONS
OR
OM
ISS
IONS
IN
THE
CON
TRACT
DOCUMENTS TO THEARCHITECT.11.
INSTRUCT
ION
S ON THE
DRAW
INGS AND SCHEDULES
, NOTW
ITHSTANDINGCONSTRUCTION,
SHA
LL COMPLY
IN
ALL
RESPECT
S W
ITH APPL
ICABLE
FEDERAL,STATE, COUNTY AND/OR LOCAL
STATUTES,
ORDINANCES,
REGULAT
IONS,
LAWSAND CODES.12. SUPPLY
, PR
IOR
TO COMMENCING
WORK
, A
LIST
OF A
LL SUBCONTRACTORS
TOTHE OWNER'
S REPRESENTATIVE
FOR
REV
IEW
AND ACCEPTANCE.
INC
LUDE
THENAME OF
THE
PRINCIPAL
CONTACT,
THE ADDRESS
AND PHONE
NUMBER
OF EACHSUBCONTRACTOR IN
TH
IS
LIST
.13. AL
L CONTRACTORS SHALL
BE
RESPONS
IBLE FOR THE DI
STRIBUTION
OF
DRAW
INGSTO ALL TRAD
ES.14. CONTRAC
TOR
IS TO PROVIDE A
DUMPST
ER FOR
U
SE DUR
ING CONSTRUCT
IONAND FOR
USE
DUR
ING THE
STORE F
IXTURES
IN
STA
LLATION
. THE PROJECT
IS TO BEKEPT CLEAR O
F DEBRIS
AT ALL
TIMES.15. ANY DISCREPANC
IES FOUND
IN
THE
PLANS,
D
IMENSIONS
, EX
ISTING COND
ITIONSOR SPECIFY
ING OF A
PRODUCT
OR
ITS USE
AR
E TO
BE POINTED OUT
TO THEARCHITECT ADDENDA W
ILL
BE
ISSUED
AS NECESSARY
FOR
THESE
D
ISCREPANCIESAND OTHER REASONS
AND WIL
L BECOME
PART OF THE CONTRAC
T DOCUMENTS
.FOR THOSE DISCREPANCIE
S NOT BROUGHT TO
THE ATTENTION
OF
THEARCHITECT,
IT
W
ILL BE
ASSUMED THAT THE CONTRACTOR HAS B
ID THE MOREEXPENS
IVE MA
TERIAL
AND/OR
METHOD OF CONSTRUCT
ION.16. AL
L
INSTAL
LED
PLUMB
ING, MECHANICAL AND ELECTRICAL
EQUIPMENT
SHA
LLOPERATE QUIETLY AND FREE
OF V
IBRATION
.17. DO
NOT SUBST
ITUTE
MATER
IALS WHERE
A MANUFACTURER
IS
SPECIF
IED UN
LESSSUBMITTED TO THE OWNER'S
REPRESENTAT
IVE
FOR APPROVA
L.
WH
ERE THE TERM
"OR
APPROVED EQUAL
"
IS USED,
THE
ARCHIT
ECT
SHAL
L DETERM
INE
EQUAL
ITY,BASED ON
INFORMAT
ION SUBM
ITTED BY
THE
CONTRACTOR
FOR
APPROVAL.UNLESS SA
ID APPROVAL
IS
RECEIVED BY
CONTRACTOR
,
IT W
ILL
BE
ASSUMED
THA
TTHE CONTRACTOR
'S TOTAL B
ID
IS
BASED
UPON SPECIF
IED MATER
IALS
ANDEQUIPM
ENT
.18. P
ERFORM
ALL WORK
IN A GOOD
AND WORKMANLIKE
MANNER
AND PROSECUTETO COMPLETION W
ITH
ALL
DUE D
ILIGENCE
. T
IME
I
S OF
THE ESSENCE
W
ITHRESPECT
TO
THE
WORK
PERFORMED
UNDER THI
S CONTRACT
.19. P
ERFORM
ALL CUTTING
AND
PATCHING
IN A
NEAT
, WORKMANLIKE
MANNER
.REPA
IR TO MA
TCH EX
IST
ING,
IN K
IND AND
FIN
ISH
, ANY EX
ISTING
FIN
ISHES
THATARE TO REMAIN AND
ARE DI
STURBED OR DAMAGED
BY
THE CONTRACTOR DUR
INGTHE COURSE
OF
THE
WORK
.20.
COORD
INATE
ALL
WALL
, FLOOR AND CEIL
ING
FINISHES
TO ENSURE THAT
JOINTSAND TRANS
IT
ION
S BETWEEN MATERIALS
, WHETHER
THEY
BE WAL
L TO WAL
L, WALLTO FLOOR,
FLOOR TO
FLOOR,
WALL
TO
CE
IL
ING, OR CEI
LING
TO
CE
ILING, WIL
LBE SMOOTH
, TRUE,
LEVEL
AND
IN ACCORDANCE
W
ITH
THE
DRAWINGS
,SPECIFICAT
IONS AND SCHEDULES.21. STORE
ALL
WORK
AND MA
TERIAL
TO ACCOMP
LISH DES
IGNATED
WORK
W
ITH
INTHE DEMISED SPACE UN
LESS O
THERWISE
IND
ICA
TED
.22. THOROUGHLY
C
LEAN
A
LL
INT
ERIOR
SURFACES
,
INCLUD
ING GLASS
, FLOORSURFACES, AND
M
ILLWORK,
PRIOR TO
OCCUPANCY
OF
THE
SPACE
BYTENANT.REMOVE
ALL
TRASH
, CONSTRUCT
ION DEBRIS
, TOOLS
, ETC.
PR
IOR
TOOCCUPANCY.23. PLACE AL
L STUDS, CE
ILING
FURRING
AND FRAMING
MEMBERS
SO
AS TO AVO
ID
INTERFERENCE W
ITH LOCAT
IONS O
F RECESSED
L
IGHTING
FI
XTURES
, P
IPING
,DUCTWORK AND THE
L
IKE.24. WORK
SHALL BE
SUBJEC
T TO
THE
INSPECT
ION
OF
THE
TENANT
. ANY
WORK
NOTFOUND IN COMPL
IANCE W
ITH GOOD CONSTRUCT
ION S
TANDARDS
SHAL
L BECORRECTED W
ITHOUT
ADD
ITIONAL
COST TO THE OWNER.25. ALL
LIGHT F
IXTURE
S, D
IFFUS
ER
S, E
LECTR
ICA
L OUTLET
S AND
THE
L
IKE
SHALL BECOVERED PRIOR
TO ANY SAND
ING TO PREVENT F
INE DUST
FROM ENTERING
THESYSTEMS.26. NO APPROVAL BY
THE
ARCH
ITECT
IS
VALID UNLESS
IN WR
IT
ING,
SIGNED BY
THEOWNER'S R
EPRESENTAT
IVE.27. COORD
INATE
WORK W
ITH THAT OF
ALL
OTHER OWNER
CONTRACTED WORK.COOPERATE W
ITH
,
INTEGRATE AND
SCHEDULE TH
IS WORK
INTO THE OVERA
LLSEQUENCE OF
THE
PROJECT
, TO
ENSURE
THAT
ALL WORK
IS COMPLETEDWITHIN THE APPROVED
CONTRACT.28.
IT
IS EXPECTED THAT SUFF
IC
IEN
T LABOR
W
ILL BE
PROV
IDED
SO
THAT
ACT
IVITY
FORANY G
IVEN
TRADE
W
ILL
NO
T BE
LIMITED TO ONLY
ONE PART
OF THE
TOTAL
WORKAREA.29. EACH
TRADE
SHA
LL PROCEED
IN A FASH
ION
THAT W
ILL
NOT DELAY OR DETAIN THETRADES FOLLOWING
THEM.30.
PROV
IDE AND
COMPLETE
ALL
PRELIMINARY WORK AND
TEMPORARYCONSTRUCTION AS MAY BE REASONABLY
REQUIRED BY
THE SCOPE
OF WORK ORAS IND
ICATED E
LSEWHERE
IN
THE
CON
TRACT
DOCUMENTS.31.
CONTRACTOR TO
PROV
IDE
TEMPORARY L
IGHT AND
POWER SERV
ICE
ON-S
ITE ASNEEDED, IF NOT E
XIST
ING.
REVIEW PLANS AND
VERIFY
W
ITH
ARCHI
TECT
ONAVAILABILI
TY
.32.
PROV
IDE HEAT AS
NECESSARY TO PROT
ECT
THE
WORK
AGA
INST
DAMAGE FROMDAMPNESS AND COLD.
SYSTEM
SHAL
L BE
SUFF
ICIENT TO MA
INTA
IN
A MINIMUMTEMPERATURE
OF 50
DEGREES.
SYSTEM
MAY
B
E EX
ISTING
. VER
IFY AVAI
LAB
IL
ITY W
ITHARCHITECT33.
PROV
IDE BARRICADES WHERE
NECESSARY TO PROTECT
THE
PUBLIC,
TO
PROV
IDESECURITY TO THE S
TORE AND
TO
CONF
INE ALL
DUST
AND ODOR TO
THECONSTRUCTION AREA.
TH
IS MU
ST BE CONSTRUC
TED
AS REQU
IRED
BY THELANDLORD34.
THESE DRAW
INGS ARE
FOR DES
IGN
INTENT AND
ALTERNATE DETAIL
S W
ILL
BECONSIDERED
.
SUBMIT
DRAWINGS
WI
TH
PROPOSED
A
LTERATIONS
FOR R
EV
IEWAND APPROVAL BY THE
ARCH
ITECT35. EACH SUBCONTRACTOR
IS CONSIDERED A FUL
LY QUAL
IFIED SPEC
IALIST
IN
H
ISRESPECTIVE FIELD
AND SHALL
, PR
IOR TO SUBM
ISS
ION
OF
BID NOT
IFY THECONTRACTOR OF ANY WORK CALLED OUT
IN
H
IS TRADE THAT CANNOT
BEEXECUTED OR FULLY GUARANTEED.36. CONTRACTOR
TO
PROVIDE
FIRE-
TREATED
BLOCKING
IN WA
LLS AND
CEIL
ING ASREQUIRED FOR ATTACHMEN
T OF
FIX
TURES
THROUGHOUT.
COORDINATE W
ITHWORK BY
OTHERS
.37. BY THE COVER
ING UP OF A
PREVIOUS
SUB
-CONTRACTOR
'S WORK
IT
IS
AS
SUMEDTHAT THE
CON
TRACTOR
HAS
INSPECTED THE PREV
IOUS WORK AND
HASRENDERED IT ACCEP
TAB
LE.38. A
LL REQU
IRED ROOF OPEN
INGS ARE
TO BE
MADE BY
THE
LANDLORD
APPROVEDROOFING CONTRACTOR AND SHALL
INCLUDE AL
L CUTT
ING
, RE
INFORC
ING,CURES, FLASHING
, AND
N
EW ROOF
ING39. IT
IS
THE RESPONS
IBIL
ITY OF THE CONTRACTOR TO BECOME
FAMI
LIAR WITH A
LLLANDLORD REQUIREMENTS
, CR
ITERIA,
AND
RESTRICTIONS
. AL
L WORK PERFORMEDAS A PART
OF
TH
IS PROJECT MUST
BE CAREFU
LLY COORD
INATED WITH
THELANDLORD AND BE
IN FULL
COMP
LIANCE
W
ITH
ALL
LANDLORD RE
STRICTIONS
.40. BATHROOM
EXHAUST
FANS
SHA
LL
BE DUCTED TO THE ROOF.
CONTRACTORSHALL SUBM
IT WEATHERPROOF ROOF
PENETRAT
ION AND
DUCT TERMINATIONDETA
ILS
TO
THE
ARCHITECT
FOR REV
IEW
PRIOR TO
ROOF
INSTAL
LATION.41. A
LL CONSTRUCT
ION AND
MATER
IALS SHALL
BE AS
SPEC
IFIED
AND
INACCORDANCE WITH ALL APPL
ICABLE
CODES,
ORDINANCES,
LAWS
, PERMITS
, ANDTHE CONTRACT DOCUMENTS,
AS WE
LL AS
ALL
LANDLORD R
EQUIREMENTS
,INCLUDING COM
PLIANCE
W
ITH
STORE
DE
SIGN
AND CONSTRUCT
ION MANUAL("SDCM
")
AND A
LL OTHER
LANDLORD
STANDARDS AND
MANUALS
.42. THE
CONTRACTOR
SHA
LL BE
RESPONSIBLE
FOR
TH
E ACCURATE PLACEMENT
OF AL
LNEW CONSTRUCTION ON THE
SITE
.43. THE
CONTRACTOR
SHA
LL VER
IFY ALL
DIMENS
IONS AND
SITE
COND
ITIONS
BEFORESTARTING WORK
.
SHOU
LD
A DISCREPANCY APPEAR
IN THE
CONTRACTDOCUMENTS
, OR
BETWEEN THE
CONTRACT DOCUMEN
TS AND
EXIST
INGCONDITIONS,
NOTIFY
THE ARCH
ITECT AT ONCE
FOR
INS
TRUCTION
ON HOW
TOPROCEED.44. SHOU
LD
A CONFLICT
OCCUR
IN
OR
BETWEEN DRAWING
S AND
SPEC
IFICAT
IONS
,THE SPECIF
ICAT
IONS SHALL
TAKE PRECEDENCE,
UNLESS
A WR
ITTEN DEC
ISIONFROM THE ARCHITECT HAS BEEN OBTA
INED
WHICH DESCR
IBES A
C
LAR
IF
ICAT
IONOR ALTERNATE
METHOD AND
/OR MATERIALS
.45. THE
CONTRACTOR
SHA
LL CONFINE H
IS O
PERAT
IONS ON
THE S
ITE TO W
ITHIN THEPREMISES PERMITT
ED
BY THE LANDLORD.46. THE
JOB
SITE
SHALL BE
MA
INTA
INED
IN A CLEAN,
ORDERLY COND
IT
ION FREE
OFDEBRIS AND L
ITTER,
AND SHALL
NOT BE
UNREASONABLY ENCUMBERED
W
ITH
ANYMATERIA
LS OR
EQUI
PMENT.
EACH
SUB
-CONTRACTOR
IMMEDIATELY
U
PONCOMPLETION OF EACH
PHASE
OF
H
IS WORK
SHAL
L REMOVE ALL
TRASH ANDDEBRIS AS A
RESULT OF HIS
OPERAT
ION.47.
ALL
MATER
IAL STORED ON THE
SITE
SHAL
L BE
PROPERLY
STACKED AND
PROTECTEDTO PREVENT DAMAGE AND
DETER
IORAT
ION.
FAI
LURE
TO
PROTECT MA
TERIALSMAY BE CAUSE FOR REJECTION
OF
WORK
.48.
THE CONTRACTOR SHALL
DO AL
L CUT
TING
, F
ITTING
, OR
PATCH
ING OF HIS
WORKTHAT MAY BE REQUIRED TO MAKE
ITS
SEVERAL PARTS
FIT
TOGETHER PROPER
LY ANDSHALL NOT ENDANGER
ANY
OTHER WORK BY
CUTT
ING,
EXCAVATING, OROTHERWISE ALTERING
THE TOTA
L WORK OR
ANY
PART OF
IT.
ALL
PATCH
ING,REPAIRING
, AND
REPLACING
OF
MATERIA
LS AND
SURFACES,
CUT
OR DAMAGED
INTHE EXECUTION
OF
WORK
, SHALL
BE DONE W
ITH APPL
ICAB
LE MATER
IALS
SO THATSURFACES REPLACED WILL
, UPON COMPLET
ION
, MATCH
SURROUND
ING
SIMILARSURFACES. IF
BU
ILDING
FACADE REQU
IRES ANY SUCH
WORK
,
IT SHALL
BEPERFORMED BY
LANDLORD
'S
FACADE CONTRACTOR AT
TENANT'S
EXPENSE OR
,WITH LANDLORD'S APPROVAL
, BY
TENANT
'S CONTRACTOR PER
LANDLORD
'SFACADE SPECIF
ICAT
IONS.49.
NO
PORT
ION OF
THE WORK REQU
IRING
SHOP DRAW
INGS OR SAMP
LESUBMISS
ION
SHALL BE
COMMENCED UNT
IL
THE
SUBMISS
ION HAS BEEN REV
IEWEDBY TH
E ARCH
ITECT
. SAMPLES OF EXTER
IOR
/
STOREFRONT MATERIALS
MUST
A
LSOBE REVIEWED
BY LAND
LORD.
A
LL SUCH
PORT
IONS OF THE WORK SHALL
BE
INACCORDANCE W
ITH
CORRECTED
SHOP DRAW
INGS AND
SAMPLES
.50.
D
IMENSIONS
:A.
AL
L DIMENS
IONS SHALL
TAKE PRECEDENCE OVER SCALE.B.
AL
L DIMENS
IONS ARE
TO
THE
FACE
OF
FINISH
UNLESS
OTHERWI
SE NOTED.C. CE
ILING
HEIGHT
D
IMENS
IONS ARE FROM
FINISH
FLOOR
SLAB TO FACE OFFINISH CEILING
MATER
IAL UNLESS OTHERWISE
NOTED
.52.
PROV
IDE ALL
NECESSARY B
LOCK
ING,
BACK
ING,
AND FRAMING
FOR
SIGNS
,
LIGHT
FIXTURES
, ELECTR
IC
UN
ITS,
A
.C. EQU
IPMENT
, RECESSED
ITEMS
, AND
A
LLOTHER ITEMS AS
REQUIRED.53.
WHERE LARGER STUDS OR FURRING
ARE REQU
IRED
TO
COVER P
IPING
ANDCONDUITS,
THE LARGER STUD
S
IZE
OR
FURR
ING
SHALL
EXTEND
THE FULL
SURFACEOF THE WALL WIDTH AND LENGTH WHERE
THE
FURRING
OCCURS.54.
PROV
IDE F
IRE SPR
INKLER
PROTECT
ION
THROUGHOUT THE
BU
ILDING
.
THECONTRACTOR SHALL BE RESPONS
IBLE
FOR PREPAR
ING THE DRAW
INGS ANDOBTAINING THE
PERM
ITS
FOR THE
FIRE
SPRINKLER SYST
EM.
THE
FIRE
SPRINKLERSYSTEMS SHALL MEET
TH
E REQU
IREMENTS O
F ALL
APPLICABLE
CODES
ANDORDINANCES AND
ARE UNDER A
SEPARATE PERMIT
A
PPLICATION
.55.
PROV
IDE F
IRE EXT
INGU
ISHERS PER
THE REQU
IREMENTS OF LOCAL
GOVERN
INGAGENCIES.56.
PROV
IDE ALL
ACCESS
PANELS
AS REQU
IRED
BY GOVERNING
CODES
TO
A
LLCONCEALED
SPACES
, VOIDS,
ATTICS,
ETC.
VER
IFY TYPE
REQUIRED WITHARCHITECT PR
IOR
TO
IN
STA
LLATION
.MEASUREMENTSSPECIFICATIONS AND DRAWINGSGENERAL NOTESPLUMBING DRAWINGSMECHANICAL DRAWINGSSTRUCTURAL DRAWINGSA Cal
ifo
rn
ia Corporat
ion3195-B Airpo
rt
Loop Dr
.Costa Mesa, CA
92626tel. 714-825-8888fax 714-825-8889web
www
.rhainc
.ne
t
robinson h
ill
a
rchi
tec
ture,
inc.C-23553C-20731Michael Dav
id
Rob
inson
:John Steven Hill:Property OwnerProject Name
/ TypeStampSubmittal DatesRev. Descr
ipt
ion
Da
teJob Number:Sheet Ti
tle
:Sheet No.
:21RHA1024LUGANO PRIVE FASHION ISLAND
545 Newport Center Drive
Newport Beach, California 92660 Consultant
TENANT IMPROVEMENTHD SUBMITTAL 06
.01.22610 Newpor
t Center D
riveSuite
950Newport Beach, CA 92660949.514.642607.06.22PC SUBMITTAL
06
.08.22HD SUBMITTAL #2PC SUBMITTAL
#2
07
.25.22PC SUBMITTAL
#3
08
.18.22FIRSTCIRCLE3197 Airway Avenue B
ldg.
CCosta Mesa, CA 92626Ph: 949.681.0500Contac
t: Ma
tt LevesqueLIGHTING DESIGNERLUGANO FASHION ISLAND545 Newport Center
Dr
ive,Newport Beach, CA
92660ROBINSON HILL ARCH
ITECTURE,
INC.3195-B Airpor
t Loop
Dr
iveCosta Mesa, CA 92626Ph: 714
.825
.8888Contact:
Michael RobinsonPROJECT ADDRESSARCHITECTMPE ENGINEERPBS ENGINEERS3187 Airway Ave.,
Su
ite CCosta Mesa, CA 92626Ph: 626.921.3001Contac
t:
James
B
reckBURTON LANDSCAPE ARCHITECTURE STUDIO307 S. Cedros AvenueSolana Beach,
CA 92075Ph: 858.794.7204Contac
t: Pat
rick Baldw
in LANDSCAPE ARCHITECTSTRUCTURAL ENGINEERFWCSE16969 Von Karman Ave, Su
ite 240Irvine
, CA 92606Ph: 949.474.0502Contac
t: Mark
Sch
roeder THE IRVINE COMPANY110 Innovation DriveIrvine, CA 92617Ph: 949.720.3198Contact:
B
randon
MuchaOWNERLUGANO DIAMONDS610 Newport Center
Dr
ive, Sui
te 950Newport Beach, CA
92660Ph: 949.720.0070Contact:
Idi
t Ferde
r TENANTLANDLORD GENERAL NOTESGENERAL NOTESS0.1 GENERAL NOTESS0.2 SPEC
IAL
INSPECT
ION NOTES &
SCHEDULESS1.1 TYP.
CONCRETE DETAILSS1.2 TYP.
WOOD FRAM
ING DETAILSS1.3 COLD FORMED
STEEL DETAILSS1.4 COLD FORMED
STEEL DETAILSS1.5 COLD
FORMED
STEEL DETAILSS2.1 FOUNDATION PLANS2.2 CEIL
ING LEVEL FRAM
ING PLANS2.3 ROOF
FRAMING PLANS4.1 WALL
FRAMING
SECTIONSS4.2 WALL
FRAMING
SECTIONSS5.1 DETAILSS5.2 DETA
ILS 06/08/2022 07/25/202207/25/202207/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/13/2022 07/25/202206/08/2022 07/25/202207/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/13/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202207/25/2022 06/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202207/25/2022
06/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/202206/02/2022 07/25/2022
M-001 MECHANICAL LEGEND,
GENERAL NOTES ANDAPPLICABLE CODESM-002 MECHANICAL CAL-GREEN NOTESM-003 MECHANICAL SCHEDULESM-004 MECHANICAL TITLE 24
COMPLIANCE FORMSM-005 MECHANICAL TITLE 24
COMPLIANCE FORMSM-006 MECHANICAL TITLE 24
COMPLIANCE FORMSM-201 MECHANICAL FLOOR
PLANM-202 MECHANICAL ROOF
PLANM-301 MECHANICAL SECTIONSM-302 MECHANICAL SECTIONSM-401 MECHANICAL DETA
ILSM-501 MECHANICAL CONTROLS P-000 PLUMBING INFORMATION SHEETP-001 PLUMBING SPECIFICATIONSP-100 PLUMBING DEMOLITION AND
REMODEL
PLANSP-200 PLUMBING DETAILSP-201 PLUMBING REMODEL
ENLARGED PLANP-300 PLUMBING DETA
ILSP-300 PLUMBING DETA
ILS E-000 ELECTRICAL COVER
SHEETE-001 EXISTING
S
INGLE L
INE D
IAGRAME-002 PANEL SCHEDULESE-003 INDOOR TITLE 24
COMPLIANCE FORMSE-004 LIGHTING
F
IXURE SCHED.
LIGHT
ING CONTROL
DETA
ILSE-005 LIGHTING
PHOTOMETRICS
PLANE-006 K
ITCHEN
EQUIPMENT SCHEDULEE-100 OVERALL SITE PLANE-201 POWER FLOOR PLANE-202 LIGHTING
FLOOR PLANE-203 ELECTRICAL ROOF
PLANE-204 ENLARGED ELECTR
ICAL KITCHEN PLANE-300 ELECTRICAL DETAILSE-301 ELECTRICAL DETAILSE-400 ELECTRICAL SPECIFICAT
IONS 06/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022
-06/08/2022
-
06/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/202206/08/2022 07/25/2022
06/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/202206/08/2022
*REFER TO PLAN CHECK #1320-2022FOR SEPARATE ADJACENT SUITE PERMITINTERFACESale
s Contact:
Emma
Dopper
tPh: 949.279.2084Installat
ion Con
tac
t:
Ter
i M
iche
lPh: 714.863.5263Service D
irector:
B
renda Wi
ll
iamsPh: 562.353.4447FIRE, LIFE & SAFETY SYSTEMSPACIFIC
FIRE SUPPRESSIONContac
t: Co
ll
in jonesPh: 714.502.0211FIRE SPRINKLER1.
BARR
ICADES
CANNOT BE
REMOVED UNTI
L LAND
LORD HAVE PROV
IDEDWRITTEN APPROVAL THAT STOREFRONT MODIFICAT
ION WORK
IS COMPLETE
,
THE
WORK
IS
ACCEPTED/APPROVED AND
THE TENANT
IS
PREPARED
TO
OPENFOR BUSINESS
.2.
ANY SECURITY
OR
OTHER EQU
IPMENT LOCATED
IN THE MAIN ENTRY AREAMUST BE INSTALLED
IN
A MANNER THAT
IS CONCEA
LED
FROM
PUBLIC V
IEW
.ALL SECURITY
DEV
ICE
S AND
SYSTEMS
SHAL
L BE
INTEGRATED WITHIN THEINTERIOR AND/OR PATIO
DES
IGN AND
F
IN
ISHES
.3.
ANY HARD L
ID
C
EIL
INGS AND
SOFF
ITS
CANNOT CONNECT TO THESTOREFRONT BELOW
THE
STOREFRONT
FRAM
ING SYSTEM.4.
ANY NON-
ILLUM
INATED AND/OR
IL
LUMINATED
SIGNAGE CANNOT
BE PLACEDAT THE
INS
IDE
OF
THE
STOREFRONT
SYSTEM
W
ITH
IN THE PREMISES
. S
IGNAGEMUST BE INSTALLED AT
LEASE 3
'-0
" OF
F THE
INS
IDE OF
THE STOREFRONTSYSTEM.5.
BUG-EYE
TYPE EMERGENCY
LIGH
TING
OR COMBO
TY
PE EX
IT L
IGHT
FIXTURE
ISNOT ALLOWED IN
AREAS
THAT ARE V
ISIB
LE TO
THE PUBL
IC
. TENANTIMPROVEMENT PLANS
AND F
INAL
CON
STRUCT
ION
MUST
INSTALL
A
RECESSEDOR SURFACE MOUNTED CLEAR ACRYL
IC
BLADE EX
IT S
IGN AT
THESTOREFRONT ENTRY.6.
A
LL ELECTR
ICAL
AND
LOW
VOLTAGE RUNS
IN THE
OPEN CEI
LING
AREA
OF
THE
TENANT PREMISES
IN
THE
FRONT OF HOUSE MUST
BE R
IG
ID CONDUIT
.
THE
USE
OF
FLEX
CONDU
IT
IS
PROHIB
ITED
.
IN
ADD
ITION
, ANY
ELECTRICALRUN FROM THE
CE
IL
ING TO A SUSPEND
ED
LIGHT F
IXTURE
MUST
BE HIDDEN
INA RIGID S
LEEVE.7.
A
LL ELECTR
ICAL
OUTLET
COVERS AND
SECUR
ITY CAMERAS MUST HAVE ACOVER PLATE
WHICH
ALLOWS THE
EQUIPMENT
TO
B
LEND
IN SEAM
LESSLYWITH THE
SURFACE ON
WHICH
IT
IS MOUNTED.
PLEASE
ENSURE AL
L SECURITYDEVICE
S AND
SYSTEMS
ARE
INTEGRA
TED
WI
TH
IN
THE STORE
FRONT
DESIGNAND FIN
ISHE
S.8.
DUR
ING THE COURSE OF TENANT
IMPROVEMENT
CONSTRUCTION
THEREARE NO PENETRATIONS
BY TENANT
PLUMB
ING OR
ELECTRICAL
LINE AT
THEEXTERIOR WALLS OF THE TENANT
PREM
ISES.
EXTER
IOR WALL
PENETRAT
IONSRELATING TO
TENANT
IMPROVEMENT WORK
IS PROH
IBITED.9.
PLEASE NOTE
THAT
ANY
TENANT EQU
IPMENT
TO BE
PLACED/
INSTALLED ON
THE
LANDLORD
'S ROOF
MUST BE
PLACED/
INSTALLED AS
PER THE REQU
IREDDETAILS
THAT
HAVE
BEEN
PROVIDED BY
THE
LANDLORD
.10.EQUIPMENT
, EXHAUST FANS AND
UT
IL
ITY VENTS CANNOT
BE HIGHER THAN
THE
PARA
PET WAL
L OR
MECHAN
ICAL
SCRE
EN
IN THE ROOF
WELL
.11.A
LL ROOF EQU
IPMENT
, VENTS AND
ASSOCIATED CONDU
IT L
INES
INSTAL
LEDDURING THE TENANT
IMPROVEMENT
CONSTRUCTION
ON THE ROOF MUS
TBE PAINTED. THE
PAINT CO
LOR
SPEC
IFICATION
W
ILL
B
E PROV
IDED
BYFASHION
ISLAND
'S OPERATIONS
TEAM DURING
THE COURSE OF TENANTIMPROVEMENT CONSTRUCTION.12.EQUIPMENT
AND VENTS CAN ONLY
BE
INSTAL
LED
INSIDE
THE
ROOF
WEL
LAREA. NO
EQUIPMENT
AND VENTS TO BE
PLACED
AT
TI
LE ROOF.13.ELECTRICAL CONDU
IT AND
CONDENSATE L
INE
S MUST
IMMEDIATELYPENETRATE ROOF
AND RUN ALONG THE UNDERS
IDE OF
THE ROOFSTRUCTURE. A
LL CONDENSATE
DRA
INS
MUST RUN
INS
IDE TENANT
'S
PREMI
SESAND DRAIN TO EITHER
A FLOOR
SINK OR
MOP S
INK
INSIDE THE
TENANT
'SPREMISES.CONTACT DIRECTORYOCCUPANT LOAD CALCULATIONEVENT & RETAIL COMBINEDBUILDING ANALYSYSNEW TENANT IMPROVEMENT TO
AN
EXISTING
BUILDING W
ITHIN
FASHIONISLAND SHOPPING
CENTEREXISTING BU
ILDING
SHELLCONSTRUCTION TYPE:III-N (FULLY SPR
INKLERED)EXISTING TENANTSCONSTRUCTION TYPE:III-B545 NEWPORT CENTER DR.:
OCCUPANCY TYPE: A2 (RESTAURANT
)TENANT IMPROVEMENTCONSTRUCTION TYPE:III-BPRIMARY FRAME:NON-RATEDINTERIOR BEARING WALLS:NON-RATEDINTERIOR PARTITIONS:NON-RATEDFIRE SPR
INKLERS:YES (DEFERRED
)FIRE ALARM:YES (DEFERRED
)ALLOWABLE AREA:9,500 S.F.ALLOWABLE HEIGHT
:55 FT.ALLOWABLE STORIES: 2OCC. SEPARATION:NO SEPARATION BETWEEN
MA
IN AND ACCESSORY USE PER CBC 508.2.4)SALON AREA:
3,152 S.F.
(PHASE 1)OCCUPANCY TYPE: M (RETAIL)EVENT AREA: 7,585 S.F.
(PHASE 2)OCCUPANCY TYPE:
A2 (ASSEMBLY)PRIVE NET PUBL
IC AREA
(PLANN
ING):
5908 S.F.PRIVE GARDEN AREA (PLANNING):
754
S
.F
.NO CHANGE
TO ZONINGNO CHANGE
TO PARKINGDEFERRED SUBMITTALSFIRE
SPR
INKLERSFIRE
ALARMFIXED SUPPRESS
ION SYSTEMS
22OCCUPANT LOAD CALCULATION (WALLS EXCLUDED
)PER 2019 CBC, TABLE 1004.5:DESIGNAT
ION
AREALOAD OCC. TYPERETAIL SALON1,556 S.F.
1/60
26
MVAULT239 S.F. 1/60 4MPRIVATE VIEWINGS
659 S.F.
1/60
11
MOFFICE214 S.F. 1/150 2
BBREAK256 S.F. 1/150 3BEQUIP/STORAGE 140 S
.F
.
1/300
1S2HALLS36 S.F. 1/150 1BRESTROOMS(SALON)
52 S.F.
1/100
1BRESTROOMS(PR
IVE)
421 S.F.
1/100
5A2LOBBY198 S
.F
.
1/15
14
A2EVENT & LOUNGE
3,154 S.F.
1/15
210
A2PRIVATE DINING
512 S.F.
F
IXED
22
A2GARDEN758 S
.F
.
1/15
51
A2WINE ROOM473 S.F. 1/15 32 A2KITCHEN
1,348 S.F.
1/200
7A2TOTAL10,737 S.F.* 394 OCCUPANTS** TOTAL SQUARE FOOTAGE SHOWN ABOVE INCLUDES BOTH THE EVENTAND RETA
IL INTER
IOR
SPACES;
IT DOES
NOT
INCLUDE
INTER
IOR WALLS
.RETAIL: 3,152
S
.F
.
49
OCCUPANTSEVENT:7,585 S.F. 345 OCCUPANTS* TOTAL SQUARE FOOTAGE (INCLUDING WALLS
) IS 10
,992 S.F.
;EXIST
ING PATIO
(858 S.F.
) HAS
BEEN DEMOLISHED222222NOTE: PROPOSED HOURS OFOPERATION WILL BE 10:00 AM TO 7:00PM , TUESDAY THROUGH SATURDAY23FFIRE DEP CLARIFICAT
ION
08.16
.2022F335
A100SCALE: 316" = 1'-0"01SITE PLANSITE PLANA Cal
ifo
rn
ia Corporat
ion3195-B Airpo
rt
Loop Dr
.Costa Mesa, CA
92626tel. 714-825-8888fax 714-825-8889web
www
.rhainc
.ne
t
robinson h
ill
a
rchi
tec
ture,
inc.C-23553C-20731Michael Dav
id
Rob
inson
:John Steven Hill:Property OwnerProject Name
/ TypeStampSubmittal DatesRev. Descr
ipt
ion
Da
teJob Number:Sheet Ti
tle
:Sheet No.
:21RHA1024LUGANO PRIVE FASHION ISLAND
545 Newport Center Drive
Newport Beach, California 92660 Consultant
TENANT IMPROVEMENTHD SUBMITTAL 06
.01.22610 Newpor
t Center D
riveSuite
950Newport Beach, CA 92660949.514.642607.06.22PC SUBMITTAL
06
.08.22HD SUBMITTAL #2PC SUBMITTAL
#2
07
.25.22LANDLORD GENERAL DESIGN NOTES1. BARRICADES CANNOT BE REMOVED UNTIL
LANDLORD HAVE
PROV
IDEDWRITTEN APPROVAL THAT STOREFRONT
MOD
IFICAT
ION WORK ISCOMPLETE, THE WORK
IS ACCEPTED/APPROVED AND THE TENANT
ISPREPARED TO OPEN FOR BUSINESS.2. ANY
SECUR
ITY OR OTHER EQUIPMENT LOCATED
IN THE MA
IN ENTRYAREA MUST
BE
INSTALLED
IN
A MANNER THAT IS CONCEALED FROMPUBLIC V
IEW.
ALL SECURITY DEV
ICES
AND SYSTEMS SHALL BE
INTEGRATEDWITHIN THE INTERIOR
AND/OR PAT
IO
DES
IGN AND FIN
ISHES.3. ANY
HARD L
ID CE
ILINGS AND SOFFITS CANNOT CONNECT TO THESTOREFRONT BELOW THE STOREFRONT FRAMING SYSTEM.4. ANY
NON-ILLUM
INATED AND/OR
ILLUMINATED SIGNAGE CANNOT BEPLACED AT THE INSIDE OF THE STOREFRONT SYSTEM
W
ITHIN THEPREMISES. S
IGNAGE MUST BE
INSTALLED AT
LEASE 3
'-0
" OFF THE
INS
IDEOF THE STOREFRONT SYSTEM.5. BUG-EYE
TYPE
EMERGENCY L
IGHTING OR COMBO
TYPE
EXIT L
IGHTFIXTURE IS NOT ALLOWED IN AREAS THAT ARE VISIBLE
TO THE PUBLIC
.TENANT IMPROVEMENT PLANS AND FINAL CONSTRUCTION MUST
INSTALL A RECESSED
OR SURFACE MOUNTED CLEAR
ACRYLIC BLADE
EXITSIGN AT THE STOREFRONT ENTRY.6. ALL ELECTRICAL AND LOW VOLTAGE RUNS
IN THE OPEN
CEILING
AREAOF THE TENANT PREMISES IN
THE
FRONT OF
HOUSE
MUST
BE RIG
IDCONDUIT. THE USE OF FLEX
CONDU
IT
IS PROH
IB
ITED
. IN
ADDITION,ANY ELECTRICAL RUN FROM THE CE
ILING TO A SUSPENDED
LIGHTFIXTURE MUST BE HIDDEN
IN A RIGID SLEEVE
.LUGANO PRIVE(PROJECT SCOPE)7,585 S.F.LUGANO RETAIL(ADJACENT SUITE)3215 S.F.TRASH &RECYCLE ROOMAPPROX 13'x20'EXISTINGGREASE INTERCEPTORLOCATION236
3'-0"RAMP
E1D4'-8"
E1D1H1
OD
S
S
S
SS
GD
TR WH3'-0"RAMP
E1D4'-8"
E1D1H1
ODOD
?24" x 6
'
-0
"
K-FE
3'-11"A106SCALE: N.T.S.01PLANNING EXHIBITSPLANNING AREA ORIENTATION PLANA Cal
ifo
rn
ia Corporat
ion3195-B Airpo
rt
Loop Dr
.Costa Mesa, CA
92626tel. 714-825-8888fax 714-825-8889web
www
.rhainc
.ne
t
robinson h
ill
a
rchi
tec
ture,
inc.C-23553C-20731Michael Dav
id
Rob
inson
:John Steven Hill:Property OwnerProject Name
/ TypeStampSubmittal DatesRev. Descr
ipt
ion
Da
teJob Number:Sheet Ti
tle
:Sheet No.
:21RHA1024LUGANO PRIVE FASHION ISLAND
545 Newport Center Drive
Newport Beach, California 92660 Consultant
TENANT IMPROVEMENTHD SUBMITTAL 06
.01.22610 Newpor
t Center D
riveSuite
950Newport Beach, CA 92660949.514.642607.06.22PC SUBMITTAL
06
.08.22HD SUBMITTAL #2PC SUBMITTAL
#2
07
.25.22NET PUBLIC AREALEGEND[E] R
&
D K
ITCH
ENNOT IN
SCOP
E
[E]
TRASHNOT IN
SCOP
EEVENT SPAC
E DIREC
TOR
F &
B
KITCHENWALK-IN ALCOVEUNISEXDISH.PRIVATEDIN
ING
LOUNGELOBBY*REFER TO PLAN CHECK 1320-2022FOR SEPARATE ADJACENT SUITE PERMITPLEASE NOTE, BOTH SPACES AREASSEMBLY OCCUPANCY AND SAMETENANT WILL OCCUPY BOTH SPACESWINE ROOMF.E.PRIVATE
ROOM
1PRIVATE
ROOM 2ALL GENDERPRIVATE
ROOM 3VIEW
ING
VAULTVAULTEQU
IP.OFFICEBREAKHALLWOMEN'SMEN
'SSTORAGEHALL
HALL
FASH
ION
IS
LAND[E] R
&
D K
ITCH
EN
(NOT
IN
SCOP
E)
[E]
TRASHNOT IN
SCOP
E[E] STO
RAGENOT IN
SCOPE FASHION
ISLANDNOT IN
SCOPEBREAKOFFICE
RETAI
L SA
LONGARDENRAISED
PL
ANT
ER
RAISED PLANTER
RAISED PLANTER
2BUILT-IN CASEWORK BUILT-
IN
CA
SEWOR
K P.H.TEMPO
RAR
Y
STAG
ENET PUBL
IC AREAOUTDOOR DINING(E) 13'X20' TRASH & RECYCLE ROOMADJACENT LUGANO SUITE(NOT IN SCOPE
)GARDEN PATIOWITH OUTDOOR D
ININGLUGANO SALON / ADJACENT SUITEBACK OF HOUSELUGANO PRIVE / PROJECT SCOPE±16'-4
"
±30'-514"±60'-8
12"±69'-112"
±42'-414"±16'-10"MOP SINK LOCATION37
3'-0"RAMPE1D4'-8"E1D1H1
WHRQQ.5P.5POO.8P.3R.8S65.554.5419'-2"12'-4"12'-8"12'-4"4'-214"8'-334"8'-3"16'-9"6'-1"13'-6"11'-6"14'-512"10'-612"25'-0"RQQ.5P.5POO.8P.3R.8S65.554.5419'-2"12'-4"12'-8"12'-4"4'-214"8'-334"8'-3"16'-9"6'-1"13'-6"11'-6"14'-512"10'-612"25'-0"6.577.588.812'-6"12'-6"12'-6
"12'-6
"19'-1
"
3'-0"RAMPE1D4'-8"E1D1H1ODODK-FE3'-11"A201KEY NOTESSCALE: 316" = 1'-0"01CONSTRUCTIONFLOOR PLANCONSTRUCTION FLOOR PLANA Cal
ifo
rn
ia Corporat
ion3195-B Airpo
rt
Loop Dr
.Costa Mesa, CA
92626tel. 714-825-8888fax 714-825-8889web
www
.rhainc
.ne
t
robinson h
ill
a
rchi
tec
ture,
inc.C-23553C-20731Michael Dav
id
Rob
inson
:John Steven Hill:Property OwnerProject Name
/ TypeStampSubmittal DatesRev. Descr
ipt
ion
Da
teJob Number:Sheet Ti
tle
:Sheet No.
:21RHA1024LUGANO PRIVE FASHION ISLAND
545 Newport Center Drive
Newport Beach, California 92660 Consultant
TENANT IMPROVEMENTHD SUBMITTAL 06
.01.22610 Newpor
t Center D
riveSuite
950Newport Beach, CA 92660949.514.642607.06.22PC SUBMITTAL
06
.08.22HD SUBMITTAL #2PC SUBMITTAL
#2
07
.25.22PC SUBMITTAL
#3
08
.18.2202KEY NOTES01[N] EXTER
IOR WALL W/ METAL STUDS; REFER TO
LEGEND BELOW.EXISTING 1-HOUR FIRE RATED EXTERIOR WALL (TYPE
II
I-N)EXISTING 1-HOUR FIRE RATED DEMISING / PART
ITION WALLEXTENDS TO UNDERSIDE
OF ROOF
DECKEXISTING 11" CONCRETE WALL
TO REMA
INNEW 1-HOUR TREATED WITH FIRE
RETARDANT
/ FIRE
RATEDEXTERIOR WALLNEW 1-HOUR FIRE RATED
INTER
IOR WALL W/ 8
" METAL STUDSNEW 1-HOUR FIRE RATED
INTER
IOR WALL W/ 6
" METAL STUDSNEW 1-HOUR FIRE RATED
INTER
IOR WALL W/ 3
58" METAL STUDSNEW 1-HOUR FIRE RATED
FURRED WALL
ON
12" HAT CHANNELSNEW 11" CONCRETE VAULT WALLNEW SOFFIT ABOVE SHOWN AS DASHED LINEEXISTING STRUCTURAL COLUMN TO REMA
INEXISTING CONCRETE COLUMN TO REMAINNEW LOW WALL AS
NOTED.
COORD
INATE WITH KITCHENDRAWINGS WALL TYPES LEGEND02[N] INTER
IOR
WALL W/ METAL STUDS; REFER TO
LEGEND BELOW
.03[N] WALK-IN EQU
IPMENT BY OTHERS04[N] FURRED WALL
W/
METAL
HAT CHANNELS; REFER TO LEGENDBELOW.05[N] DOOR
PER SCHEDULE.06[N] EXTER
IOR GLAZ
ING PER
SCHEDULE
.07[N] INTER
IOR
GLAZ
ING PER
SCHEDULE.08[N] BUILT-IN
MILLWORK BY G.C.09EXISTING WALL, REFINISHED1011PLANTER (SEPARATE PERM
IT
)17'-1012"
42'-9"17'-11"50'-7"
5'-0"13'-3"5'-0"
19'-0"
18'-11"
18'-214"
10'-514"8'-0"15'-11
14"45'-0"45'-0"31'-012"7'-2"8'-0"
24'-414"8'-434"16'-612"7'-434"7'-5"8'-814"32'-314"18'-1014"69'-412"
23'-312"
15'-034"010101019'-634"6'-3
"8'-414"8'-614"8'-0"
11'-034"
12'-134"12'-114"6'-0"01AD-ACENT SUITENOT IN SCOPE010102020202020214'-134"14'-214"02020202020202020702020905050505050505050505050506TYP.06060606060606060707GFEDCBAHJ LMOK021312061108071403040501091A3003A3002A30001A40202A40201A40301A40002A40002A40104A40503A40602A40601A40601A404SIM 01A40405A40404A40401A404SIM 03A40401A40501A405SIM01A405SIMPQ6'-0"1505EXISTING FLOOR DRA
IN1010FT-1EPXEPOXY FLOORINGFLOOR TILEFLOOR TILEENGINEERED WOOD
PLANKSTAINLESS STEEL WALL FINISH FLOOR FINISH LEGENDFT-2WFLHALLBREAKALLGENDERDISH.WALK-INGARDEN PATIOWINE ROOMPRIVATEDININGLOBBYF+B OFFICEDIRECTOROFFICE
KITCHENEXIT HALLWAYLOUNGEEVENT SPACEEPXEPXEPXEPXEPXWFLWFLWFLWFLWFLWFLFT-2WFLWFL216 SQ. FT.HALLWAY(WINE ROOM +EXIT HALLWAY)SSWSSWSSWSSWSSWSSWSSWSSWSSWSSWI 0601BELOW01BELOW01BELOW3'-534"2'-814"1134"2'-734"
1'-612"2'-0"2'-0"2'-0"2'-0
"2'-0"12'-812
"2'-0"21'-512"2'-514"
3'-8"
11'-1"11'-012"3'-114"33
4"21'-814"20'-1012"
2'-514"
30'-514"087'-112"0519051805050520212205051601A30403A30301A303MENSWOMENS11TYP.232405055'-814"020808085'-0"LANDLORD GENERAL DESIGN NOTES1.
BARR
ICADES CANNOT BE
REMOVED UNT
IL LANDLORD
HAVE PROVIDEDWRITTEN APPROVAL THAT STOREFRONT MODIF
ICATION WORK
ISCOMPLETE, THE WORK IS ACCEPTED/APPROVED AND
THE
TENANT
ISPREPARED TO OPEN FOR BUSINESS.2. ANY SECURITY
OR OTHER EQUIPMENT LOCATED
IN THE MAIN
ENTRYAREA MUST BE INSTALLED
IN A MANNER THAT
IS CONCEALED FROMPUBLIC VIEW. ALL SECUR
ITY DEVICES AND SYSTEMS
SHALL BE INTEGRATEDWITHIN
THE
INTERIOR AND/OR
PATIO DESIGN AND
F
INISHES.3. ANY HARD LID CEILINGS
AND
SOFFITS
CANNOT CONNECT
TO THESTOREFRONT BELOW
THE
STOREFRONT
FRAM
ING SYSTEM
.4. ANY NON-
ILLUMINATED
AND/OR
ILLUMINATED S
IGNAGE CANNOT
BEPLACED AT THE INSIDE OF THE STOREFRONT SYSTEM WITHIN THEPREMISES. SIGNAGE MUST BE INSTALLED
AT LEASE 3
'-0" OFF THE
INSIDEOF THE
STOREFRONT SYSTEM.5. BUG-EYE TYPE EMERGENCY LIGHTING OR
COMBO TYPE EXIT LIGHTFIXTURE IS NOT
ALLOWED IN
AREAS THAT ARE VIS
IBLE TO THE PUBL
IC.TENANT IMPROVEMENT PLANS AND
F
INAL
CONSTRUCTION
MUSTINSTALL A RECESSED OR SURFACE MOUNTED CLEAR ACRYLIC BLADE EXITSIGN AT
THE
STOREFRONT
ENTRY
.6. ALL ELECTR
ICAL
AND
LOW VOLTAGE RUNS IN
THE
OPEN CEIL
ING AREAOF THE
TENANT
PREMISES
IN THE FRONT
OF HOUSE MUST BE
R
IGIDCONDUIT
. THE USE OF
FLEX CONDUIT IS PROHIBITED.
IN ADD
IT
ION,ANY ELECTRICAL RUN FROM THE CEIL
ING TO
A SUSPENDED LIGHTFIXTURE MUST BE HIDDEN IN A
R
IG
ID SLEEVE.0225CLEAR
CLEAR44" M
IN.47"22228'-434"8'-434"022223'-0" MIN.2CLEAR 101'-10"
33'-014"STOREROOMLOW WALL46 1/2" TALLLOW WALL40 1/2"
TALL7'-114"22'-8
14"13'-1012"NOTE: W
INE
IS
FORSTORAGE AND NOTFOR CONSUMPTIONOR DISPENSING
0513'-7"2012"15'-812"
1'-10"1'-914"264'-0
"4'-212"3'-1114"1'-934"11'-412"011'-6"1'-6"3'-0"
3'-0"33'X3
'X6
'WASH-OUTAREA38
DCPLCPELPELP
OD
W.L.
S
SS
SS
S
W.L.
ODOD
3'-11"A300EXTERIORELEVATIONSA Cal
ifo
rn
ia Corporat
ion3195-B Airpo
rt
Loop Dr
.Costa Mesa, CA
92626tel. 714-825-8888fax 714-825-8889web
www
.rhainc
.ne
t
robinson h
ill
a
rchi
tec
ture,
inc.C-23553C-20731Michael Dav
id
Rob
inson
:John Steven Hill:Property OwnerProject Name
/ TypeStampSubmittal DatesRev. Descr
ipt
ion
Da
teJob Number:Sheet Ti
tle
:Sheet No.
:21RHA1024LUGANO PRIVE FASHION ISLAND
545 Newport Center Drive
Newport Beach, California 92660 Consultant
TENANT IMPROVEMENTHD SUBMITTAL 06
.01.22610 Newpor
t Center D
riveSuite
950Newport Beach, CA 92660949.514.642607.06.22PC SUBMITTAL
06
.08.22HD SUBMITTAL #2PC SUBMITTAL
#2
07
.25.22FINISH FLOOR+0'-0" AFFMPP-1PAINT - BENJAM
IN MOORE - WH
ITE DIAMOND - SEMIGLOSSCOMPOSITE METAL PANEL
- PEARLESCENT - METALLICWALL FINISH LEGENDKEY PLANFINISH FLOOR+0'-0" AFF02EXTERIOR ELEVATIONSCALE: 316" = 1'-0"01EXTERIOR ELEVATIONSCALE: 316" = 1'-0"03EXTERIOR ELEVATIONSCALE: 316" = 1'-0"GLAZING+9'-0" AFFPARAPET+16'-6" AFF030102KEY NOTES01[N] FULL HEIGHT GLASS
ENTRY
/ EX
IT DOOR
.02[N] GLAZING.03[N] INFILL
WALL W/ PLASTER FIN
ISH OVER METAL STUDS WHERESHOWN AS HATCHED.04[E] FIREPLACE TO REMAIN;
INSTALL
[N] FLUE.05[N] ENTRANCE BROW W/ METAL PANEL &
PLASTER FIN
ISH OVER 2XSTUDS; TIE IN
TO
[E
] WATERPROOF MEMBRANE
AT ROOF.06[N] BROW W/ METAL PANEL OVER 2X
STUDS
; TIE IN
TO
[E]WATERPROOF MEMBRANE AT WALLS
.04020202020202020202050606020302030203020203030206040505MPMPMPP-1MPMPMPP-1P-1P-1P-1P-1MPP-1P-1P-1P-1P-1GLAZING+9'-0" AFFPARAPET+16'-6" AFF07[N]
ROOT TOP UN
ITS UNDER
SEPARATE PERMIT;
SHOWN
DASHED.
[E
] AREA NOT
IN SCOPE0707070707HIGH ROOF DECK+21'-0" AFFROOF DECK+18'-0" AFF2208P-108[E] PLASTER F
INISH TO REMAIN;
REPA
INT PER SPEC.08P-1080808ALL SIGNAGE IS UNDERSEPARATE PERMIT239