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HomeMy WebLinkAboutXC2023-0478 - Accessibility Hardship Request41CC, eY CITY OF NEWPORT BEACH oF�d °RMF O/ 3 COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION NFl n;c//Yo11 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658 /te www.newportbeachca.gov 1 (949) 644-3200 �Ch DOCUMENTATION OF UNREASONABLE HARDSHIP — $375.00 X FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS UNDER $195,358* CBC 11B-202.4 — EXCEPTION: 8 (FILL OUT PAGES 1 & 2) ❑ FINDING OF UNREASONABLE HARDSHIP FOR PROJECTS OVER $195,358" CBC 11B-202.4 —EXCEPTION. 8 (FILL OUT PAGES 1 & 2) MUST BE ACCOMPANIED WITH RATIFICATION APPLICATION " ❑ FINDING OF TECHNICAL INFEASIBILITY FOR PROJECTS PER CBC 11 B-202.3 - EXCEPTION: 2 (FILL OUT PAGES1, 2 & 3) A. JOB ADDRESS: 1101 Quail Street, Newport Beach CA SUITE NO. 1101, (formerly Unit C) B. PROPERTY OWNER: Panichapn Capital (Owner of Suite 1101/Unit C of Building) Address: 5 Starlight City Irvine State: CA Zip: 92603 Phone No. 949,357.8833 C. APPLICANT: Longkavach Panichapan Position/Relationship: Gillis + Panichapan Architects, (New Tenant of Unit C) Address: 1101 Quail Street City Newport Beach CA State: CA Zip 92660 Phone No.: 714.668.4260 Email: jack@gparchitects.org CASE NO.: H 2O23- XZ PROJECT INFORMATION: P/C.#: �czei3-)-4155 Permit#: Use: 0PrICF_ Stories: 'L Verified by: ,/ P&-A/ Receipt #: /ZeC - 02OC466 - 2oa3 ❑ Owner Petitioner 4-&c, _ P/C Fnn ❑ Inspector ❑ Other An unreasonable hardship exists where the cost of providing an accessible entrance, path of travel, sanitary facilities, public phones, drinking fountains, etc. exceeds 20% of the cost of project without these features. The actual work of the project must comply with current code and an additional amount equal to at least 20% of the cost of the project must be spent to improve required accessibility features that are not in compliance with current code. In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order: 1) An accessible primary entrance; 2) An accessible route to the altered area; 3) At least one accessible restroom for each sex; 4) Accessible public telephones (when provided); 5) Accessible drinking fountains (when provided); 6) When possible, additional accessible elements such as additional parking, storage and alarms. To request an unreasonable hardship, complete the attached worksheet, and prepare a site and floor plan of the existing and proposed accessibility improvements. This information must be submitted to the Building Division in duplicate, prior to processing a permit application. One copy of the approval or denial will be returned to the applicant. For projects exceeding the valuation threshold of $195,358, a hardship approval can only be obtained through a ratification application and hardship application. * The $195,358 is based on $50,000 in 1981 dollars as of January 1, 2023. 'Ratification form can be obtained at: https://www.newportbeachca.aov/ratificationform Forms\Hardship 08/21/2023 Address: 1101Quail Street, Newport Beach CA P/C #: PY 1. Total Cost of Construction contemplated (not including disabled access work) $ 69,800 Identify the accessibility features, which will NOT be brought into compliance if the request is granted. Provide an estimate of the cost of compliance for each item. P ** �A SHEET OF THIS FORM FOR ADDITIONAL No ,tc.thx ,�{; +atTo IY@SGHI TIQN OF NON -COMPLIANT ELEMENTS Path of travel to entrance (ramps, walks) Entry door I/anding/threshold $ 16,000 *** -Path of travel te-ekered a ea(s) ................. ❑ Sanitary facilities trestrnnm' sl $ 0 $� Parkin (Truncated Domes), p s 2 n3i g d d....7Ak�S.? (k.r....�1 ✓.....?................. $ 4,000 ❑ Drinking fountain(s)................................................................................ $ o ❑ Accessible phone(s)............................................................................... $ o ❑ Accessible signage............................................................................... $ 0 Total cost of providing compliance:..... $ = z Z, coo Identify the accessibility features and equivalent facilities, which will be provided or brought into compliance as required by Code. Provide an estimate of the cost of each item. a. b Toilet Room (Accessible Unisex. W.C.. Lav, etc.) $ 11,000 c. Accessible Signage (Interior Room Signage) $ 2.000 - d. Toilet Room Accessories (seat cover, paper towel/waste dispenser, mirror) $ 350 e. Toilet Room Door/Jamb Replacement (including door hardware and threshold) $ 650 f. _ $ Total: $ 14,000 2. Technically infeasibility — if applicable complete Page 3 of this application 3. Fill out this section if the path of travel from the disabled parking spaces to the tenant space is not accessible. List projects (tenant improvements, additions, remodels, etc.) performed within previous three years where no disabled access improvement was performed in conjunction with the project. State description, date, and cost. See last sheet for information on -path of travel from disabled parking spaces to the tenant space. Suite 1101 has had no tenant improvements in the last three years. The applicant understands that although the City may approve this request of unreasonable hardship and the proposed equivalent access, the City reserves the right to require additional acce:;s compliance upon receiving a complaint of inadequate access at this location. 5. i I Approved ❑ Denied By: FOR FOR CITY USE ONLY 1 z-15- 7,0'z-3 Forms\Hardship 08/21/2023 Address: P/C #: PC 2 ° Z_3 - _)_ i i TECHNICALLY INFEASIBLE. An alteration of a building or a facility that has little likelihood of being accomplished because the existing structural conditions require the removal or alteration of a load -bearing member that is an essential part of the structural frame, or because other existing physical or site constraints prohibit modification or addition of elements, spaces or features which are in full and strict compliance with the minimum requirements for new construction and which are necessary to provide accessibility. Describe why the nature of accessibility is technically infeasible Describe how equivalent facilitation will be provided: Fortes\Hardship 08/21/2023 3 ACCESSIBILITY FEATURES NOT BROUGHT TO COMPLIANCE: 1. Path of Travel to Entrance (ramps walks): 1.a. Main entry door landing/threshold (non -compliant) - The existing path of travel from accessible parking stall to main entry door (48" min. wide) has a 2% max. slope and a 2% max. cross slope. The existing landing at the entrance door (which is shared with the 1 st Floor Suite), is approximately 1"to 1.4" below the existing main entry door aluminum threshold (Finish Concrete Slab -on -Grade). 1.b. Path from public right of way (non -compliant) - There is no existing path of travel to main entry from the public right of way (street). There is a planter along the street sidewalk and also there is a 2'+ grade change from the sidewalk to the existing path of travel. 2. Path of Travel to Altered Area(s): 2.a. Stairs from main entry to 2nd floor (non -compliant) - The existing stairs have open risers. The handrail gripping surface is not compliant, handrails are not continuous, and there are no handrail extensions at the top and bottom of stairs. 3. Parking: 3.a. Detectable warning surfaces (non -compliant) - Currently there is no detectable warning surfaces at the curb ramp/accessible path area. SCOPE OF WORT( (2ND RDOR ONLY) a o a i-srs. �B,uO J6 I w i Y .oTrr.s sumv �I ✓ LY � /AS p�wN]ci i ai 2-STORY BUILDING SITE PLAN - EXISTING (FOR REFERENCE) T-1 sraie: rvrs. (ORIGINALCONSTRU ON) EXISTING ENO-ATFll ETISTING ENCLOSURE Y - DMR W/SIGN'THIS DD00. v W IN BUSINESS HOURS' OFFICE B I CDM PATHOF TRAVEL 0 FEET J DISTANCE =E0�25 F1£r — —= EMER NLY ——mAVT:L y I ELECTRICAL 20]M ROOM F20-61 R.R. ®5 130 S.F/15 r -9 OCCUPANTS OPEN _ 02 I a � R2(4 209„� '� 1, W SF./I50 s I� C FERENCE ----- +J Mn 116SF115 F- ACcfs PATH FOYER OF DV TRAVEL F I 1rvAC!]YE LEAF ACTIVE IFAF, DOOR WI SIGN T0s DOOR 1O RE31VUN UNLOCKED — DURING BUSQiE55 HOlIItS" 03 Ind FLOOR EXITING PLAN - PROPOSED T-1 scale: l/B"=r-0^ vEmeulE lal UNR'C MINIM EMiRY, SEE UNRFl50NRBIE HPRDSHIP FORM FOR AD=DNAL INw. EXISTING ACCTIBLEEXISTING PATH OF TRAVEL TO — E%ISRNG T WIDE WALKWAY: 2%MA%. PARKING STALLS UNR C MNN ENTRY,2% MAX. SLOPE, 2%M0.Y. CROSS SLOPE SLOPE, 2%MAX. CROSS SLOPE SEE UNREASONABLE H RDS1IV FgIFt FOR ADDITIONAL HIM a oz EXTERIOR PATH OF TRAVEL - EXISTING T-1 scale: rv.Ts EXISTING EXIT DDgi W/F DEVICE TO O RET 'MEOT—IN-FLACEDOORW/SIGN DURINGBUSINESSHOURS'(2"Xz4"J EXIS IGG ENTRY DOOR UYDING, 2%MAX. SLOPE, 2%MAX. CROSS SLOPE EKTEwoR T-1 Srsle 1st FLOOR EXITING PLAN - PROPOSED : lle°=I•u• PROJERADDREss '+G 11DI QUAIL STREET NEMIPORT BEACH, CA 926 O SYMBOL LEGEND gppN (j NS V c Na IMiERIOR ELEVATDX BUBBLE WAL�LyTY�PE-XMRX `V— nurneNa OOb vi Sa �3 U rca •nuW ¢ D000.TYPEMMK +� 0 wa 2 BUILDING BECEIOX BUBBLL E ¢'x WIHDOWTYPE—ARNM- £O INxxuua-pt KEYNOTE/GNOLINE MARK OD„ DETAIL REFERENCE BUBBLE ® rv- � WORKING min �c nv ` O + m$ APPLICABLE cmD 1. CAUMMY, BUILDING CODE 2022 2, CAuwRNA ELECTRICAL CODE 2022 3. (ALIMMIA ME NICAL CODE 2022 4. CALIwItNw PLUMBING CODE 2022 5 UUMPNIA T-24 CURRENT FINISHES L. WAL4 ROOK AND CEILING MATERWSSHAl1 NDT IXCEED THE FLHME sPRFAD CLPSSIFIUTIDNS 1N C. TA&£ R03.13. s a a, LLI u LU u LU m 0 t � O O w C Z V �o o 2 my (A LV J QK H a�� H uo� T-1 V l0 of 1st FLOOR PLAN - EXISTING (NO WORK) -S.S Stale a/0' � 1'-0" T9. O OCE IYP. 1 ICI T'. /(�� 1 3- I TYR. 10 TlP. �i R. ROOM ELKTRIfAL uy TYR. R© 15' M N O O® Trv. TYR. R #1 na� OF�E / 2W , OF /J T VtD'ar/ 16 � TYR, / TNp, ,TYP. O® °mow I FFEE OFFICE mm. TrP. 203 L ENTRY NP. 201 ' @ 2nd FLOOR PLAN - EXISTING/DEMO DOOR SCHEDULE ^ SRE � F ROTESw #�RRAME C01 202 3-0"/2b"W%T-0"HPRB — m DOOR SEALS, 2'-V LEAF TC 02 203 3'-0"W%2'O"H A 13/9" PF BOOR SEALS W/ A03 IN WmNGEXISTING DOOR AND FRAM 04 202 (2) 3'i"W %T-0"M -0"WXT-0H C 13/4" PF05 TRIPLE TRACK BARN DOOR 2W 3'-0^W X ]'-0"H A ] 3/4"DOOR SEALS W AUEOMAi DOOR TYPES ACTIVE INACTIVE LFPF HERE 6 . A .. . 0 `[ 1SA" T 2S r 8 25'-0" Y �. �� r os no FLOOR PLAN - PROPOSED -1.1 Sale: pe'•a-0" -�` NOTES GENERAL NOTES: A MAXIMUM EFFORT TO OPERATE ODORS APPLIED AT RIGHT ANGLES TD HINGED COWS OR AT CENTER PLANE, PER T-24 SECTION SW9.5.1 WILL BE: A.) 5 5 I.B. AT E%IERIOR BOOKS e.)1 5 W. AT INTERIOR DCWS 1.) 5 15 LB. WHERE FIRE BOOKS ARE REQJIRED. B. ALL DOORS SHALL COMPLY WITH ONE QNTTER IO P^ORS C. DDORS SHALL BE EQUIPPED ONLY MUTH N6KNOWLEDCE, SINGLE-ACTION HARDWARE. LOCKS THAT REOURRE KEYS OR ADDITIONAL ACTIONS TO OPERATER (SUCH AS MANUAL BOSM) ARE NOT PERMITTED. OIL lOL\5.1.9.9, SOL6.1.9.5. N DOOR HARDWARE SLWLL BE LEVER TYPE, PUSH-PULL ACTNATING BARS OR PANIC HARDWARE THAT DOES NOT REQUIRE TIGHT GRASPING, PINOIRNG, OR TWISTING OF THE WRIST TO OPERATE. (PER CBE 11b309.9) D. DOORS WIIH GLAZING SHALL BE PROVIDED WITH SO" HIGH SMOOTH METAL PANEL AT THE WTIDM. (TITLE 24-21008.4.1) E. BOTTOM OF DOOR SMOOTH TO BE AND UNINTERUPTED, TO AJ1%Y DOOR TO BE OPENED BY WHEELCHAIR FCX RE5T. 5K. 11B9W.2.1O. V os ROOM SIGNAGE DOOR ABBREVIATIONS:lVDUSTING ® E%ISIING GYPSUM BOMD WPLL TO REMAIN, STAIRS AND WWDRATS TO REMAIN,' nHM HIXLOW METAL PROTECTIN-PGAGEwPT J4, PRIMs� PAIR ® DUSTING DOOR AND FRAME TO REMAIN, 7pP0. BE SOLID CORE PROTECT INPLACE TG TEMPERED GLAZING ND WOOD(CLEAR FINISH) ®DOSING PWMBING FIXNRE TO REMAIN, HE PRELF1 FISHED PAINT PROTECT IN -PLACE , C a HE HOLLOW EARS ® EXISTING wRRD Our CALUMx TO REMAIN,g_ m[ a� '{2Il 2 ga PROTECTM-PLACE EXISTING FRANKED NUMBOAD 0 4 D O ® EXISTING�AND SMILE)WALL TO U BE DEMOLISHED a �n ® EXISTING SLIDING OGLER TO BE DEMOLSHED C i^ ® EXISTING STAIR GUAADRAILTO BE DEMOLISHED 0 ¢W CI O ® MINING ELECTRICAL PANEL TO REMAIN, L O� PROTECT IN -PLACE © METING CARPET AND WALL BASE TO BE U C ¢� REMOVED, FREE, EXISTING CONCRETE FOR NEW d Oa SEALER ®EXISTING S-HR ERE RATED INTERIOR STAIRWAY =O m^ ENQAAIRE 'UT O EXISTING FIRE RATED WJ0. AND FRAME TO REMAIN, PROTECT IN -PLACE METING ODOR AND FRAME TO BE RELOCATED a�nm AND REFUSED, 1© METING WATER CLGSET TO BE REMOVED BRIO REPLACED ®EJGmNG LAVATORY TO BE REMOVED AND UPLIC£O ROOM SIGNAGE LATCH SIDE OF THE COOK AS SHEM. LOCATION PER CBC 11B-203.4.2. NOTE: 1. A11 WALL SIGNAGE WITH VISUAL. AND 2. ALL SIGNAGE TO BE APPROVED PRIOR TACTILE CHARACTERS SHALLCOMPLY TO FABRICATION AND FIELD INSPECTED WEIH CBC EB-703.1 TEND 11&701T AFTER INSTALLATION AND APPROVED BY OWNER AND ENFORCING AGENCY FOR RDUTATIO I COMPWNCE. ROOM SIGN 0 i IB' m CHERUB,ELOOR MIN. SPACE as ROBIN SIGNAGE LOCATION d. scale: l/z^.1'-0" © MSTING MANUAL FIRE ALARM PULL-DOANN N DEVICE/ANNUNCIATOR TO REMAIN, PROTECT IN -PLACE Lu U) L r �� IEWryROFOSED KEYN0TE5: Ol NEW FULL HEIGHT GYPSUM BOARD WALL- 3625125-27 SNOS P 16" O.C. �) Oz NEW BOXED SPUD COLUMNS C m 03 NEW GYPSUM WARD WALL, 8' TALL WALL W/ 6MS12513 STUDS M W O.C. COW. t /5 V� BOOTIE 0-33 TOP TRACK W/(3)#8%2-t/2" BOXEDxREws EA ENO TO RETURN WAILS ® NEW SWING BOOR, SEE DOOR SCHEDULE /1 w LL LL ® NEW CASEWgiK ® NEW DOUBLE BOWL PANTRY SINK W/GARBAGE DISPOSAL, IS MM. TG SIDE WALL �2 NEW SEALER OVER EXSTING CONCRETE AND NEW WALL BASE NOV DOUBLE TRACK EARN DOOR.(3 LEAFS), SEE .. CWRSCHEDl11E Q, ® RE -USED MS LNG DOOR AND FRAME 30 NEWACCESSIBLE AVATORY a 31 NEWACCE5515IEWATERCLOSET LEGEND � a M EXISTING TO REMAIN r > m ' m m a 4 METING TO BE DEMOLISHED R t� NEW 0' HIGH GYPSUM BOARD WALL, LLE SEE DETAIL 0Z/A-sl J NEW FULL HEIGHT GYPSUM BOARD 0 LLl WALLSEC DETAIL 06/A-51 ® NEW CPDR L� _.. d O N dt1 u U m o i � W - L C r XX Oz H — z U�^ o— a � c � Q d cy n N O +�1 FEO L r O .~H NOTE: NOTE: / 1. ATTACH MGM WtIH SILICON ADH@/E AND NON,LURRMIV VANDAL RESISTANT FIAT 1. ALL DOOR.0 WALL SIGNAGE WRH WWAL AND TACTILE f RACFERS SHALL COMPLY MIDI HEAD SCREWS CDC 11&103.1 THEIR) 11&203]. 2. PLL MENAGE TO BE APPROVED PRIOR TO FABRICATION AND ELSE INSPECTED AFTER INSTALLATION 2. TACRLEELINEOFTHEERS ONSIGNSTOILBE LDCATEp q8 tAND MIN.A.MAN.AFINISH FLOOR TO AND APPROVED BY OWNER AND ENFORCING AGENCY MR REGULATION COMPLIANCE. / TIER TOTNE�TLINE OF THE HIGHEST ACFECARACTR Mq%.P&NE THE FINISH 3. SEE SHEET A-XY MR ADDRIONAL SIGNAGE LOCATION INFORMATION. �GM SWITCH FLOOR TO THE BASELINE OF THE HIGHEST RASED CHARACTER / 0 DOUR MEN AS OCCURS, OPEMTING DEVICE SEE DETAR 09 MAX Mount HEIGHT WALL SIGN -COYAs Cm2n DOOR SIGNS WALL SIGNS ;y SEE DE, 09 \ S z 1/8"RADIUS TYR. \ OPERA— DEVICE _ _ _ _ _ a AFAR ACRYLIC Sz _ $ ALUMINUM W DIERACSED SUBSUIN MOUNTING HEIGHT Q z ZE IMT(P GRAPHICS, LETTERS AND _ CENTERED ON g E � CENTERED ON SIGx GRADE 2 BRNLIF I UNISEX � R £ MI YnY TOWEL SDAP SEAT CWER DISPENSER DISPENSER DISPENSER oI CALDAG TOILET ACCESSORIES DIMENSIONS & CLEARANCES -$. SFak: 3W-I',0" TRAIX PERPENDICULAR TRACK PARALLEL To JOISTS TO]OISTS ROOFSHEATHING (2) CB X 2-1/2" (1.5" EMBED) WOOD SCREWS EA- ]GIST NOTE: SEESTRUCTURALCN6. W0. ADDITIONAL WED. EXLSFWG ROOF TH @ 24^ O.0 EXLSTING BLOCKING TO REMAIN @ 8'A' O.C. t COSTING RATED ROOF ASSEMBLY NO REMAIN, PROTECT2'LAYERED G CE, O 1/z^ LAYERED GYP. BOARD SIMPSON LSU49. STRAP @ 36.O.C. (6^ FROM END OF WALL) W/ (1) tt8 X 2 -1/2^ WDOD SCREWS EA. JOIST (3 LOCATIONS) 33 MR SUP TRACK W/ (2) N8 X 2-1/2' wCOD SCREWS EACH ]GIST INSULATION, FILE HEIGHT 3625II5.27 SN05 @ 16- D.C. 5/B^ GYPSUM WARE METALSTUDTRACK FASTENERS TO COMPLY W/ ICC ESR-16M. SEE DETAIL W THIS SHEET FENN AOOITIONAL INFO. MIRROR ELELTRIUL UGHF/BURET NOTE: SEE STRUCRIRAL GL6. MR ADDRIONAL Ww. 60a,%'33 TOP TRAO( W/ (3) x8 X "112" V'ODD SCPEVS EA. END TO RETURN WAILS 600512S33 STILES @ IS, O.0 CENT. 5/8-GYPSUM WARD S/8° GYPSUM BOARD METACSIUDTRACK FASTENETVTO COMPLY W/ ICC ESR-1663. SEE DETAIL 09 THIS SHEET MR ADDITIONAL INFO. CORRESPONDING _£' £ BACKGROUND COM UNISEX EKIT ^M4K AFT. M SWILL CONTRAST WRH "MAX. AF.. UNISEX GRADE 2BRAlllF / " MIN. DOOR MODEL TYP. 1/9"TIIIX TRUNGLE A.F.F. AF F W / ON CIRCF oB TOILET ROOM SIGNAGE 33 MIL METAL STUD SUP TPAIX AND FASTENERS SUP TRgIX FASTENERS (NON-BIMONG CONNECTION) DRYWAUSCRFNSTOSTN ONLY, NOT AT TRACK GYPSUM BOARD SEE WALL TYPE MR LAYERS. Da NEW INT. FULL HEIGHT PARTITION —5" o� NEW 8' HIGH INT. PARTITION —7.5" oa SLIP TRACT @FULL HEIGHT WALL -5. sae: al/z"-1-o^ SmLe: 1.1/z^. so^ SaC:3^. rm^ SINGLE -USER ACCESSIBLE STALL sme: la. -Io- 1-1/9" TO 1.1/2- NOMINAL 1-1/2" L DUMETER GRAB BAR "All/ GRAB BAR SECTION ELEVATION/SECTION ELEVATION Iz ACCESSIBLE WATER CLOSET AA-s-11 sae : uz• � 1'-0• 36' CEAR IF SIDE WALLETENDS 0°MIN. NRTHERTNAN ADA P➢PROVE VEI FALCE SINI IB" MIN. PLAN 3 ACCESSIBLE LAVATORY -s. LCa E - rn' 1 ACCESSIBLE SIGNAGE DETAILS OTES:/ N L INSTALL POWER DRIVEN FASTENERS MR MANUFACTURERS INSTRBCUONS AND PER IM-ESR-1663 REPORT. A COPY OF THE REPORT AND INSTALLATION DIRECTIONS TO BE AVAC- ON THE IDS SITE AT ALL TIMES FOR THE INSTALLATION METHOD USED. 2. METAL STUD TRACYS TO BE FASTENED INTO NORMAL -WEIGHT OR STRUMPAU. LIGHT WET(W CONCRETE COMPLYING WRH CBC CHAPTER 19 OR IRC SECTION PUE2.2, AS APPLICABLE MINIMUM COMPRESSIVE STRENGTH OF CONCRETE L52,DX)MI. SEE TAKE 'SR-1663 RFMNi PER ALLOWABLE TENSIOWSHEAR 3. FASTENER PLACEMENT TO BE INSTALLED BY APPUCA&F TOOL AS ROOD. BY MANUFACTURER 4. INSTALLERS MUST BE CERTIFIED BY HILTT, INC AND HAVE NRRENT HILTI-ISSUED OPERATOR'S UCEE 5OF APPROVED EQUAL MANUFACTURE AND SYSTEM. 5. USE HILTI XQz WH FASTENING SYSTEM AT INTERIOR NON -BEARING METAL STUD WALL SYSTEMS INSTALLED DIRECRY TO CONCRETE SLAB ON GRADE OR COWRETE/METAL DEIX SYSTEM SPACING: -MAX 24" O.C. -MIN. FASTENERS PER TRACK: (3) -MSC. 6" O.C. -MAX DISTANCE FROM ENDS: 4' os POWER DRIVEN FASTENERS -Z. Srak: 3"= 1'-0 PROTECTED GRAIN ME PER SEC. 11&606.5. PROVIDE AND INSTALL P-TRAP OJVER ANB SHUT CF VALVE PROTECTION (AAA COMPLIANT) KNEE CIEPRANCE 0"MIN. 17" MIN. TO 25- MAX SIDE ELEVATION T CLEAR LEVEL LANDING TO BE STABLE, r PULL SIDE FIRM, ANDSUP RESISTANT. LEVEL ygOt SURFACE WRM A SLOPE NO GREATTNN c'\/S SURE F I 31PEN . 18° FROM DOOR MIN. -TO STOP % PROVIDE 1z" MIN.IE DOOR IS EQUIPPED WT01 BOTH A LATCH 12^ AND A CLOSER £ L� CFAR LEVEL UP DING TO BE STABLE, FIRM, AND SUP RESISTANT. LEVEL SURFACE WITH A SLOPE NO GREAT TNN LAS L P�E__—J F KILL SIDE---- CLEAR LEVEL LANDING TO BE STABLE, FIRM, AND SUP RE514ANT. REVEL SURFACE WITH A SLOPE NO GREAT THAN IMS 24"MIN. FMOORR @ . BOOR 1S' M-. GEAR 32" MSC. CLR 011 DOORS my.f 2 m E Qo c £R a O Ulu E w C ¢o O mq 2 Q + y$ 0 N 01 R FROM DOM [n 't ijOSTOP G 0, PROVIDE I- MIN, IF DOOR ISEQuFR WTHAIATCH IA VVVJ"; �z ANDAPCUISEA II" ANDA CLOSER =>� V f (— EVESISTANT. TORE STABLE FIRM ~ C' _ C ANDSUCLEAR LEVEL SURFgCE WITHA ANDS UP GREAT THAN SLOPE NO GREAT T]qN 1:96 Q I Q 0 < � a � O �^? Lu U L PMi SIDE _ J Q /TN V Q O Is ACCESSIBLE DOOR CLEARANCES I A—S.1 -e. 5[ak: N15 T E I Document A101®- 2017 Standard Form of Agreement Between Owner and Contractor where the basis of payment is a Stipulated Sum AGREEMENT made as of the Nineth day of November in the year 2023 (In words, indicate day, month and year.) ADDITIONS AND DELETIONS: The author of this document has BETWEEN the Owner: added information needed for its (Name, legal status, address and other information) completion. The author may also have revised the text of the original Gillis + Panichapan Architects, Inc. AIA standard form. An Additions and 2900 Bristol Street, Suite G-205 Deletions Report that notes added Costa Mesa, CA 92626 information as well as revisions to the standard form text is available from the author and should be reviewed. A and the Contractor: vertical line in the left margin of this (Name, legal status, address and other information) document indicates where the author has added necessary information Robert E. Magnano Incorporated and where the author has added to or 23525 Cavanaugh Road deleted from the original AIA text. Lake Forest, CA 92630 This document has important legal Telephone: 949-581-6374 consequences. Consultation with an Email: rem724@gmail.com attorney is encouraged with respect to its completion or modification. for the following Project: The parties should complete (Name, location and detailed description) At 01®-2017. Exhibit A, Insurance and Bonds, contemporaneously with Gillis + Panichapan Architects, Inc. New Office Renovation this Agreement. AIA Document 1101 Quail Street, Newport Beach, CA 92660 A201(D-2017, General Conditions of 2,100 SF interior office renovation the Contract for Construction, is adopted in this document by The Architect: reference. Do not use with other (Name. legal status, address and other information) general conditions unless this document is modified. Longkavach Panichapan, AIA, LEED AP 2900 Bristol Street, Suite G-205, Costa Mesa, CA 9266 Telephone: 714-668-4261 Email Address: jack@gparchitects.org The Owner and Contractor agree as follows. Init. AIA Document A101 - 2017. Copyright Q 1915, 1918, 1925, 1937, 1951, 1958, 1961, 1963, 1967, 1974, 1977, 1987, 1991, 1997, 2007 and 2017. All rights reserved. 'The American Institute of Architects; 'American Institute of Architects,' AIA," the AIA Logo, and -AIA Contract Documents" are trademarks of The Amercan Institute of Architects. This document was produced at 11:59:52 PT on 12106/2023 under Order No.4104240426 which expires on 0310312024. is not for f resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documents° Terms of Service. To report copyright violations, e-mail docinb@ataconaacls.com. User Notes: (1648977220) TABLE OF ARTICLES 1 THE CONTRACT DOCUMENTS 2 THE WORK OF THIS CONTRACT 3 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION 4 CONTRACTSUM 5 PAYMENTS 6 DISPUTE RESOLUTION 7 TERMINATION OR SUSPENSION 8 MISCELLANEOUS PROVISIONS 9 ENUMERATION OF CONTRACT DOCUMENTS EXHIBIT A INSURANCE AND BONDS ARTICLE 1 THE CONTRACT DOCUMENTS The Contract Documents consist of this Agreement, Conditions of the Contract (General, Supplementary, and other Conditions), Drawings, Specifications, Addenda issued prior to execution of this Agreement, other documents listed in this Agreement, and Modifications issued after execution of this Agreement, all of which form the Contract, and are as fully a part of the Contract as if attached to this Agreement or repeated herein. The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations, or agreements, either written or oral. An enumeration of the Contract Documents, other than a Modification, appears in Article 9. ARTICLE 2 THE WORK OF THIS CONTRACT The Contractor shall fully execute the Work described in the Contract Documents, except as specifically indicated in the Contract Documents to be the responsibility of others. ARTICLE 3 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION § 3.1 The date of commencement of the Work shall be: (Check one of the following boxes) [ X ] The date of this Agreement. [ X ] A date set forth in a notice to proceed issued by the Owner. [ ] Established as follows: (Insert a date or a means to determine the date of commencement of the Work) If a date of commencement of the Work is not selected, then the date of commencement shall be the date of this Agreement. § 3.2 The Contract Time shall be measured from the date of commencement of the Work. § 3.3 Substantial Completion § 3.3.1 Subject to adjustments of the Contract Time as provided in the Contract Documents, the Contractor shall achieve Substantial Completion of the entire Work: (Check one of the following boxes and complete the necessary information) Init. AIA Document A101— 2017. Copyright® 1915, 1918, 1925, 1937, 1951, 1958, 1961, 1963, 1967, 1974, 1977, 1987, 1991, 1997, 2007 and 2017. AO rights reserved. The American Institute of Architects; 'American Institute of Ardtiteds, 'ALA,' the AIA Logo, and 'AIA Contract Documents' are trademarks of The American Institute of Architects. This document cues produced at 11:59:52 PT on 12/062023 under Order No.4104240426 which expires on 03t=024, Is not for I resale, is Roamed for one-time use only, and may only be used In accordance with the AIA contract Documenise Terms of Service. To report copyright violations, ainall docinfo@aiamntracts.mm. User Notes: (1648977220) [ ] Not later than ( ) calendar days from the date of commencement of the Work. [X ] By the following date: 15 January 2024 § 3.32 Subject to adjustments of the Contract Time as provided in the Contract Documents, if portions of the Work are to be completed prior to Substantial Completion of the entire Work, the Contractor shall achieve Substantial Completion of such portions by the following dates: Portion of Work Substantial Completion Date 27 December 2023 15 January 2024 (Paragraph deleted) ARTICLE 4 CONTRACT SUM § 4.1 The Owner shall pay the Contractor the Contract Sum in current funds for the Contractor's performance of the Contract. The Contract Sum shall be Sixty nine thousand eight hundred dollars ($ 69,800.00 ), subject to additions and deductions as provided in the Contract Documents. (Paragraphs deleted) (Table deleted) (Paragraphs deleted) (Table deleted) (Paragraphs deleted) (Table deleted) (Paragraphs deleted) (Table deleted) (Paragraphs deleted) ARTICLE 5 PAYMENTS § 5.1 Progress Payments § 5.1.1 Based upon Applications for Payment submitted to the Architect by the Contractor and Certificates for Payment issued by the Architect, the Owner shall make progress payments on account of the Contract Sum to the Contractor as provided below and elsewhere in the Contract Documents. (Paragraphs deleted) § 5.1 A Each Application for Payment shall be based on the most recent schedule of values submitted by the Contractor in accordance with the Contract Documents. The schedule of values shall allocate the entire Contract Sum among the various portions of the Work. The schedule of values shall be prepared in such form, and supported by such data to substantiate its accuracy, as the Architect may require. This schedule of values shall be used as a basis for reviewing the Contractor's Applications for Payment. § 5.1.5 Applications for Payment shall show the percentage of completion of each portion of the Work as of the end of the period covered by the Application for Payment. § 5.1.61n accordance with AIA Document A20IT`L2017, General Conditions of the Contract for Construction, and subject to other provisions of the Contract Documents, the amount of each progress payment shall be computed as follows: § 5.1.6.1 The amount of each progress payment shall rust include: .1 That portion of the Contract Sum properly allocable to completed Work; 2 That portion of the Contract Sum properly allocable to materials and equipment delivered and suitably stored at the site for subsequent incorporation in the completed construction, or, if approved in advance by the Owner, suitably stored off the site at a location agreed upon in writing; and Inn. ALA Document A101 — 2017. Copydght ® 1915, 1918, 1925, 1937, 1951, 1958, 1961, 1963, 1967, 1974, 1977, 1987. 1991, 1997, 2007 and 2017. Aa rights reserved. The American Institute of Archllects, 'American Institute of Architects; 'AIA; the AIA Logo, and 'ALA Contract Documents' are trademarks of The American Institute of Architects. This document was produced at 11:59:62 PT on 12/06/2023 under Order No.4104240426 which expires on 03/03/2024, Is not for 7 resale, is licensed for one4me use only, and may only 6e used In accordance with the AIA Contract Documeniss Terms of Service. To report copyright viola5ons, e-malf dadnfo@aiacontrects.00m. User Notes: (1648977220) That portion of Construction Change Directives that the Architect determines, in the Architect's professional judgment, to be reasonably justified. § 5.1.62 The amount of each progress payment shall then be reduced by: .1 The aggregate of any amounts previously paid by the Owner; 2 The amount, if any, for Work that remains uncorrected and for which the Architect has previously withheld a Certificate for Payment as provided in Article 9 of AIA Document A201-2017; .3 Any amount for which the Contractor does not intend to pay a Subcontractor or material supplier, unless the Work has been performed by others the Contractor intends to pay; .4 For Work performed or defects discovered since the last payment application, any amount for which the Architect may withhold payment, or nullify a Certificate of Payment in whole or in pan, as provided in Article 9 of AIA Document A201-2017; and .5 Retainage withheld pursuant to Section 5.1.7. § 5.13 Retainage § 5.1.7.1 For each progress payment made prior to Substantial Completion of the Work, the Owner may withhold the following amount, as retainage, from the payment otherwise due: (Insert a percentage or amount to be withheld as retainage from each Application for Payment. The amount of retainage may be limited by governing law.) 10% of each invoice § 5.1.7.1.1 The following items are not subject to retainage: (Insert any items not subject to the withholding of retainage, such as general conditions, insurance, etc.) materials and supplies (Paragraphs deleted) § 5.1.7.3 Except as set forth in this Section 5.1.7.3, upon Substantial Completion of the Work, the Contractor may submit an Application for Payment that includes the retainage withheld from prior Applications for Payment pursuant to this Section 5.1.7. The Application for Payment submitted at Substantial Completion shall not include retainage as follows: (Insert any other conditions for release of retainage upon Substantial Completion) Upon final completion of punchlist items. § SAJ If final completion of the Work is materially delayed through no fault of the Contractor, the Owner shall pay the Contractor any additional amounts in accordance with Article 9 of AIA Document A201-2017. § 5.1.9 Except with the Owner's prior approval, the Contractor shall not make advance payments to suppliers for materials or equipment which have not been delivered and stored at the site. § 5.2 Final Payment § 5.2.1 Final payment, constituting the entire unpaid balance of the Contract Sum, shall be made by the Owner to the Contractor when .1 the Contractor has fully performed the Contract except for the Contractor's responsibility to correct Work as provided in Article 12 of AIA Document A201-2017, and to satisfy other requirements, if any, which extend beyond final payment; and 2 a final Certificate for Payment has been issued by the Architect. § 5.22 The Owner's final payment to the Contractor shall be made no later than 30 days after the issuance of the Architect's final Certificate for Payment, or as follows: Init. AIA Document A101 — 2017. Copyright O 1915, 1918, 1925, 1937, 1951, 1958, 1961, 1963, 1967, 1974, 1977, 1987, 1991, 1997, 2007 and 2017. A0 rights reserved. "The American Institute of Architects; "Amedcan Institute of Architects,"'AIA; the AIA Logo, and 'AIA Contract Documents" are trademarks of The 4 American Institute of Architects. This document "a produced at 11:59:52 PT on 12/062023 under Order No.4104240426 which expires on 03/03/2024, is not for I resale, is licensed for one4me use only, and may only be used In accordance with the AIA Contract Documents° Tamrs of Service. To report copyright violations, e-mail docInfo@alacontracts.com. User Notes: (1648977220) § 5.3Interest Payments due and unpaid under the Contract shall bear interest from the date payment is due at the rate stated below, or in the absence thereof, at the legal rate prevailing from time to time at the place where the Project is located. (Insert rate of interest agreed upon, if any.) 1 % monthly ARTICLE 6 DISPUTE RESOLUTION § 6.1 Initial Decision Maker The Architect will serve as the Initial Decision Maker pursuant to Article 15 of AIA Document A201-2017, unless the parties appoint below another individual, not a party to this Agreement, to serve as the Initial Decision Maker. (If the parties mutually agree, insert the name, address and other contact information of the Initial Decision Maker, if other than the Architect.) N/A 162 Binding Dispute Resolution For any Claim subject to, but not resolved by, mediation pursuant to Article 15 of AIA Document A201-2017, the method of binding dispute resolution shall be as follows: (Check the appropriate box.) [ X ] Arbitration pursuant to Section 15.4 of AIA Document A201-2017 [ ] Litigation in a court of competent jurisdiction [ ] Other (Spec) If the Owner and Contractor do not select a method of binding dispute resolution, or do not subsequently agree in writing to a binding dispute resolution method other than litigation, Claims will be resolved by litigation in a court of competent jurisdiction. ARTICLE 7 TERMINATION OR SUSPENSION § 7.1 The Contract may be terminated by the Owner or the Contractor as provided in Article 14 of AIA Document A201-2017. § 7.1.1 If the Contract is terminated for the Owner's convenience in accordance with Article 14 of AIA Document A201-2017, then the Owner shall pay the Contractor a termination fee as follows: (Insert the amount of, or method for determining, thefee, ifany, payable to the Contractor following a termination for the Owner's convenience) § 7.2 The Work may be suspended by the Owner as provided in Article 14 of AIA Document A201-2017. ARTICLES MISCELLANEOUS PROVISIONS § 8.1 Where reference is made in this Agreement to a provision of AIA Document A201-2017 or another Contract Document, the reference refers to that provision as amended or supplemented by other provisions of the Contract Documents. § 8.2 The Owner's representative: (Name, address, email address, and other information) Longkavach Panichapan, AIA, LEED AP 2900 Bristol Street, Suite G-205 Inn. AIA Document A101 — 2017. Copyright ® 1915, 1918, 1925, 1937, 1951. 1958, 1961. 1963, 1967, 1974, 1977, 1987, 1991, 1997, 2007 and 2017. AO rights reserved. 'The American Institute of Archaecls; "American Institute of Architects.' "AIA; Bra AIA Logo, and'AA Contract Documents' are trademadcs of The rJ Amedoan Institute of Architects. This document was produced at 11:69:62 PT on 12/06/2023 under Order No.4104240426 which expires on 03/0312024, Is not for I resale, Is Ilcansed for one-time use only, and may only be used In accordance with the AIA Contract Documents° Terns of Service. To report copyright violations, e-mail docinfo@alawntracts.00m. User Notes: (1648977220) Costa Mesa, CA 92626 Telephone:714-668-4261 Email: jack@gparchilects.org § 8.3 The Contractor's representative: (Name, address, email address, and other information) Robert E. Magnano Incorporated 23525 Cavanaugh Road Lake Forest, CA 92630 Telephone: 949-581-6374 Email: rem724@gmail.com § 8A Neither the Owner's nor the Contractor's representative shall be changed without ten days' prior notice to the other party. § 8.5Insurance and Bonds § 8.5.1 The Owner and the Contractor shall purchase and maintain insurance as set forth in AIA Document A I0IT101-2017, Standard Form of Agreement Between Owner and Contractor where the basis of payment is a Stipulated Sum, Exhibit A, Insurance and Bonds, and elsewhere in the Contract Documents. § 8.5.2 The Contractor shall provide bonds as set forth in AIA Document A 101 Tm-2017 Exhibit A, and elsewhere in the Contract Documents. § 8.6 Notice in electronic format, pursuant to Article 1 of AIA Document A201-2017, may be given in accordance with AIA Document E203Tm-2013, Building information Modeling and Digital Data Exhibit, if completed, or as otherwise set forth below: (/father than in accordance with AIA Document E203-2013, insert requirements for delivering notice in electronic format such as name, title, and email address of the recipient and whether and how the system will be required to generate a read receipt for the transmission) § 8.7 Other provisions: ARTICLE 9 ENUMERATION OF CONTRACT DOCUMENTS § 9.1 This Agreement is comprised of the following documents: .1 AIA Document AlO1T"1-2017, Standard Form of Agreement Between Owner and Contractor (Paragraphs deleted) 2 Drawings Number Title Date CV-1 Cover Sheet 10/23/23 T-1 Title & Code Sheet 10/23/23 A-1.1 Existing/Demo & Proposed Floor Plan & Door Schedule 10/23/23 A-2.1 Existing/Dento & Proposed RCP 10/23/23 A-3. Proposed Power/Data & Furniture Plan 10/23/23 A4.1 Proposed Interior Elevations 10/23/23 EO.I Electrical Symbol List and Abbreviations 10/23/23 EO.2 Electrical Specifications 10/23/23 Init. ALA Document A101 - 2017. Copyright 01915, 1918, 1925, 1937, 1951, 1958, 1961. 1963, 1967, 1974, 1977. 1987, 1991, 1997, 2007 and 2017. All rights reserved.'7he American Institute of Architects,' American institute of Architects; 'ALA,' the AIA Logo. and'AIA Contract Documents' are trademarks of The Amedcan Institute of Architects. This document "a produced at 11:59:52 PT on 12MM023 under Order No.4104240426 which expires on 03(0312024, is not for t resale, is licensed for one-0me use only, and may only be used in accordance with the ALA Contract Documents^ Terms of service. To report copyright violations, e-mal doctnfo®aiacontracts.com. Wer Notes: - (1648977220) E0.3 Single Line Diagram & Panel Schedule 10/23/23 E0.4 Lighting Fixture Schedule 10/23/23 E0.5 Lighting Control Diagram 10/23/23 E0.6 T-24 Compliance Form 10/23/23 E0.7 Electrical Details 10/23/23 E0.8 Photometrics 10/23/23 E2.1 Upper Level Demolition Plan 10/23/23 E3.1 Upper Level Proposed Power Plan 10/23/23 E3.2 Upper Level Lighting Power Plan 10/23/23 E4.1 Upper Level Proposed Roof Plan 10/23/23 M0.1 Mechanical General Notes 10/23/23 M0.2 Mechanical Schedules 10/23/23 M0.3 Mechanical Details 10/23/23 M0.4 Mechanical T-24 Compliance Forms 10/23/23 M2.1 Mechanical Demolition Upper Level Plan 10/23/23 M2.2 Mechanical Demolition Roof Plan 10/23/23 M3.1 Mechanical Proposed Upper Level Plan 10/23/23 M3.2 Mechanical Proposed Roof Plan 10/23/23 (Paragraphs deleted) Portions of Addenda relating to bidding or proposal requirements are not part of the Contract Documents unless the bidding or proposal requirements are also enumerated in this Article 9. .8 Other Exhibits: Product information (Check all boxes that apply and include appropriate information identifying the exhibit where required.) [ ] AIA Document E204TM-2017, Sustainable Projects Exhibit, dated as indicated below: (Insert the date of the E204-2017 incorporated into this Agreement.) [ ] The Sustainability Plan: Title Date Pages [ ] Supplementary and other Conditions of the Contract: Document Tide Date Pages Other documents, if any, listed below: (List here any additional documents that are intended to form part of the Contract Documents. AIA Document A201 TK-2017 provides that the advertisement or invitation to bid, Instructions to Bidders, sample forms, the Contractor's bid or proposal, portions of Addenda relating to bidding or proposal requirements, and other information furnished by the Owner in anticipation of receiving bids or proposals, are not part of the Contract Documents unless enumerated in this Agreement. Any such documents should be listed here only if intended to be part of the Contract Documents.) This Agreement entered into as of the day and year first written above. Init. AIA Document A101 — 2017. Copyright ®1915, 1918, 1925, 1937, 1951, 1958, 1961, 1963, 1967. 1974, 1977. 1987, 1991, 1997, 2007 3 M 2017. All rights reser mcl.'The American Institute of Architects; 'American Institute of Architects ;'AIA; the AIA Logo, and -AIA Contract Documents' are trademarks of The American Institute of Architects. This document was produced at 11:59:52 PT on 12r06/2023 under Order No.4104240426 which expires on 03103/2024, Is not for t resale, Is Ilcensed for one-dme use only, and may only be used in accordance with the AIA Contract Documents* Terms of Service. To report copyright violations, e-mail dodnfo@aleconlmcts.cam. user Notes: (1648977220) OWNER (SViature Longkavach Panichapan Owner (Printed name and title) CONTRACTOR (Signantre) Robert E. Magnano Owner (Printed name and title) Init. AIA Document A101 — 2017. Copyright ® 1915, 1918, 1925, 1937. 1951, 1958, 1961, 1963, 1967. 1974, 1977, 1987, 1991, 1997. 2007 and 2017. All rights reserved. 'The American Institute of Architects; 'American Institute of Architects," AIA," the AIA Logo. and `AIA Contract Documents' are trademarks of The American Institute of Architects. This document was produced at 11:59:52 PT on 12/06/2023 under Order No.4104240426 which expires on 0310312024. is not for I resale, is licensed for one-time use only, and may only be used in accordance with the AIA Contract Documentsm Terms of Service. To report copyright violations, e-mail dodnfoQaiacontracts.com. User Notes: (1648977220) Certification of Document's Authenticity AIA® Document D401TA1— 2003 I, Linda Panichapan, hereby certify, to the best of my knowledge, information and belief, that I created the attached final document simultaneously with its associated Additions and Deletions Report and this certification at 11:59:52 PT on 12/06/2023 under Order No. 4104240426 from ALA Contract Documents software and that in preparing the attached final document I made no changes to the original text of AIA11 Document A101T — 2017, Standard Form of Agreement Between Owner and Contractor where the basis of payment is a Stipulated Sum, other than those additions and deletions shown in the associated Additions and Deletions Report. �-3- AIA Document D401— 2003. Copyright®1992 and 2003. All rights reserved. The American Institute ofAmhltects, 'American Institute of Architects,"ALA; the ALA Logo, and'ALA Contract Documents' are trademarks of The Amedwn Institute of Architects. This document was produced at 11:59:52 PT on 12/06/2023 under Order No.4104240426 which expires on 03/03/2024, is not for resale, is licensed for one -tune use only, and my only be used in accordance with the ALA Contract Documents^ Terms of Service. To report copyright violations, a all dodnfo@alawnbacls.com, User Notes: (1648977220)