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Home My WebLink AboutMUP SET 2017-12-14T.1 Co v e r S h e e t : P l o t t e d o n 12 / 1 4 / 1 7 a t 10 : 2 4 A M . F i l e P a t h : /V o l u m e s / P r o j e c t s H D 4 / K W P r o j e c t D o c u m e n t s / 1 7 0 4 F a b l e a n d S p i r i t / F a b l e a n d S p i r i t 2 0 1 7 - 1 1 - 0 7 . p l n © Keisker & Wiggle Architects, Inc. A copyright is claimed on this unpublished material. No publication or further distribution is allowed without the written permission of Keisker & Wiggle Architects, Inc. All rights reserved. PRINTED SHEET T.1Cover Sheet Mr. Darren Coyle 26342 Oso Parkway, Suite 103, Mission Viejo, CA 92691 PROJECT: OWNER/TENANT: Fable and Spirit T E N A N T I M P R O V E M E N T 3441 Via Lido, Newport Beach, CA 92663 M.U.P.SUBMITTAL 14 DECEMBER 2017 SITE Vicinity Map NOT TO SCALE VIA L I D O NE W P O R T B L V D W CO A S T H W Y 32ND ST LIDO ISLE NEWPORT BAY VIA LID O LA F A Y A T T E R D N Design Team CLIENT MR. DARREN COYLE 26342 OSO PARKWAY, SUITE 103, MISSION VIEJO, CA 92691 PROPERTY OWNER FRITZ DUDA COMPANY 3425 VIA LIDO, SUITE 250, NEWPORT BEACH, CA 92663 949.723.7100 ARCHITECT KEISKER & WIGGLE ARCHITECTS, INC. 26961 CAMINO DE ESTRELLA, SUITE 200 CAPISTRANO BEACH, CA 92624 949.388.1250 KITCHEN CONSULTANT COASTLINE DESIGN, INC. 113 E. 23RD STREET, COSTA MESA, CA 92627 949.722.8181 MEP ENGINEER EMC ENGINEERS, INC. 23121 VERDUGO DRIVE, SUITE 101, LAGUNA HILLS, CA 92653 949.679.3277 INTERIOR DESIGNER MARGEE DREWS DESIGN 3334 EAST COAST HWY, SUITE 122, CORONA DEL MAR, CA 92625 949.722.7530 Abbreviations Project Summary THIS PROJECT IS A RESTAURANT TENANT IMPROVEMENT (INTERIOR ONLY) IN AN EXISTING BUILDING WITH PATIO SEATING. General Notes 1. THIS PROJECT IS TO COMPLY WITH ALL BUILDING CODE REQUIREMENTS, INCLUDING 2016 CALIFORNIA BUILDING CODE (CBC), 2016 CALIFORNIA PLUMBING CODE (CPC), 2016 CALIFORNIA MECHANICAL CODE (CMC), 2016 CALIFORNIA ELECTRICAL CODE (CEC), 2016 CALIFORNIA ENERGY CODE (2016 BUILDING ENERGY EFFICIENCY STANDARDS), 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE. & AND L ANGLE @ AT Ø DIAMETER # POUND OR NUMBER (E) EXISTING ACOUS ACOUSTIC OR ACOUSTICAL ADD'L ADDITIONAL AD AREA DRAIN ADJ ADJACENT AFF ABOVE FINISH FLOOR AGGR AGGREGATE AL ALUMINUM APRX APPROXIMATE OR APPROXIMATELY ARCH ARCHITECT OR ARCHITECTURAL ASB ASBESTOS ASPH ASPHALT A/C ASPHALTIC CONCRETE BD BOARD BITUM BITUMINOUS BLDG BUILDING BLK BLOCK BLKG BLOCKING BM BEAM BOT BOTTOM CAB CABINET CB CATCH BASIN CEM CEMENT CER CERAMIC CI CAST IRON CLNG CEILING CLKG CAULKING CLO CLOSET CLR CLEAR COL COLUMN CONC CONCRETE CONN CONNECTION CONST CONSTRUCTION CONT CONTINUOUS CORR CORRIDOR CTSK COUNTERSINK CNTR COUNTER DBL DOUBLE DEPT DEPARTMENT DF DRINKING FOUNTAIN DET DETAIL DIA DIAMETER DIM DIMENSION DISP DISPENSER DN DOWN DO DOOR OPENING DR DOOR DWR DRAWER DS DOWNSPOUT DSP DRY STAND PIPE DWG DRAWING DWGS DRAWINGS EA EACH EJ EXPANSION JOINT EL ELEVATION ELEC ELECTRIC OR ELECTRICAL ELEV ELEVATOR EMER EMERGENCY ENCL ENCLOSURE EP ELECTRICAL PANELBOARD EQ EQUAL EQPT EQUIPMENT EWC ELECTRIC WATER COOLER EXPO EXPOSED EXP EXPANSION EXT EXTERIOR FA FIRE ALARM FAP FIRE ALARM PANEL FB FLAT BAR FD FLOOR DRAIN FND FOUNDATION FE FIRE EXTINGUISHER FHC FIRE HOSE CABINET FIN FINISH OR FINISHED FF FINISH FLOOR FLR FLOOR FLASH FLASHING FLUOR FLUORESCENT FOC FACE OF CURB FOM FACE OF MASONRY FOS FACE OF STUD FPRF FIREPROOF OR FIREPROOFING FS FULL SIZE FT. FOOT OR FEET FTG FOOTING FURR FURRING FUT FUTURE GA GAUGE GALV GALVANIZED GB GYPSUM BOARD GC GENERAL CONTRACTOR GL GLASS OR GLAZING GND GROUND GR GRADE HB HOSE BIB HC HOLLOW CORE HDWD HARDWOOD HDWE HARDWARE H/K HOUSEKEEPING HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HGT HEIGHT ID INSIDE DIAMETER INSUL INSULATION INT INTERIOR JAN JANITOR JT JOINT KIT KITCHEN LAB LABORATORY LAM LAMINATE OR LAMINATED LAV LAVATORY L/P LAMINATE PLASTIC LT LIGHT LTWT LIGHTWEIGHT MAX MAXIMUM MC MEDICINE CABINET MECH MECHANICAL MEMB MEMBRANE MET METAL MFR MANUFACTURER MH MANHOLE MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MO MASONRY OPENING MTD MOUNTED MUL MULLION NIC NOT IN CONTRACT NO NUMBER NOM NOMINAL NTS NOT TO SCALE OA OVERALL OBS OBSCURE OC ON CENTER OD OUTSIDE DIAMETER OPNG OPENING OPP OPPOSITE PRCST PRECAST PL PLATE PLAS PLASTER PLY PLYWOOD PR PAIR PT PRESSURE TREATED PTD PAPER TOWEL DISPENSER PTN PARTITION QT QUARRY TILE R RISER RAD RADIUS RD ROOF DRAIN REF REFERENCE REF REFRIGERATOR REGTR REGISTER REINF REINFORCING OR REINFORCEMENT REQ REQUIRED RESIL RESILIENT R/R RESTROOM RM ROOM RO ROUGH OPENING RWD REDWOOD S SOUTH SC SOLID CORE SCD SEAT COVER DISPENSER SCHED SCHEDULE SD SOAP DISPENSER SECT SECTION SH SHELF SHWR SHOWER SHT SHEET SIM SIMILAR SND SANITARY NAPKIN DISPENSER SNR SANITARY NAPKIN RECEPTACLE SPEC SPECIFICATION SR SPRINKLER RISER SQ SQUARE SS STAINLESS STEEL STA STATION STD STANDARD STL STEEL ST STORAGE STOR STORAGE STRL STRUCTURAL SUSP SUSPENDED SYM SYMMETRICAL TRD TREAD TB TOWEL BAR TEL TELEPHONE TELBD TELEPHONE BOARD TRE TERRAZZO T&G TONGUE AND GROOVE THK THICK OR THICKNESS TOC TOP OF CONCRETE TOD TOP OF DRAIN TOP TOP OF PARAPET TOR TOP OF ROOF SHEATHING TOS TOP OF SLAB TOW TOP OF WALL TPD TOILET PAPER DISPENSER TV TELEVISION TYP TYPICAL UNF UNFINISHED UNO UNLESS NOTED OTHERWISE UR URINAL VERT VERTICAL VEST VESTIBULE VCT VINYL COMPOSITION TILE W WEST W/ WITH WC WATER CLOSET WD WOOD W/O WITHOUT WP WATERPROOF WSCT WAINSCOT WT WEIGHT Fable & Spirit T E N A N T I M P R O V E M E N T 3441 Via Lido, Newport Beach, CA 92663 Code Analysis BUILDING OCCUPANCY GROUP A-2, B, & M (EXISTING NO CHANGE) CONSTRUCTION TYPE TYPE V-B (EXISTING) FIRE SPRINKLERS YES (EXISTING) FABLE & SPIRIT (TOTAL AREA) 3,115 SF DINING ROOM 1,233 SF (OCCUPANT LOAD FACTOR = 15) KITCHEN 1,164 SF (OCCUPANT LOAD FACTOR = 200) STORAGE 343 SF (OCCUPANT LOAD FACTOR = 500) RESTROOMS/STAIRS 375 SF EXIT CALCULATIONS DINING ROOM = 1,233 SF / 15 OCCUPANT LOAD FACTOR = 83 OCCUPANTS KITCHEN = 1,164 SF / 200 OCCUPANT LOAD FACTOR = 6 OCCUPANTS STORAGE = 343 SF / 500 OCCUPANT LOAD FACTOR = 1 OCCUPANT TOTAL OCCUPANTS = 90 2 EXIT REQUIRED, 2 EXIT PROVIDED EXIT WIDTH CALCULATIONS EXIT WIDTH REQUIRED = 0.2" PER OCCUPANT x 90 OCCUPANTS = 18" EXIT WIDTH PROVIDED = 78" (36" + 42" WIDE DOORS) MOST REMOTE POINT WITHIN SUITE (KITCHEN) TO EXIT = 68' Plumbing Calculation FABLE & SPIRIT (TOTAL AREA) 3,115 SF DINING ROOM (A-2) 1,233 SF (OCCUPANT LOAD FACTOR = 30) KITCHEN (A-2) 1,164 SF (OCCUPANT LOAD FACTOR = 200) STORAGE (S) 343 SF (OCCUPANT LOAD FACTOR = 5,000) RESTROOMS/STAIRS 375 SF PER TABLE A OF 2016 C.P.C.: DINING ROOM = 1,233 SF / 30 OCCUPANT LOAD FACTOR = 42 OCCUPANTS KITCHEN = 1,164 SF / 200 OCCUPANT LOAD FACTOR = 6 OCCUPANTS STORAGE = 343 SF / 5,000 OCCUPANT LOAD FACTOR = 1 OCCUPANT PER TABLE 422.1 OF 2016 C.P.C.: REQUIRED MALE FIXTURES: 1 WATER CLOSET, 1 LAVATORY, 1 URINAL REQUIRED FAMEL FIXTURES: 1 WATER CLOSET, 1 LAVATORY PROVIDED MALE FIXTURES: 1 WATER CLOSET, 1 LAVATORY, 1 URINAL PROVIDED FAMEL FIXTURES: 2 WATER CLOSET, 1 LAVATORY Sheet Index T.1 COVER SHEET, NOTES, VICINITY MAP SP.1 SITE PLAN A.1 FLOOR PLAN SP . 1 Si t e P l a n : P l o t t e d o n 12 / 1 4 / 1 7 a t 10 : 2 4 A M . F i l e P a t h : /V o l u m e s / P r o j e c t s H D 4 / K W P r o j e c t D o c u m e n t s / 1 7 0 4 F a b l e a n d S p i r i t / F a b l e a n d S p i r i t 2 0 1 7 - 1 1 - 0 7 . p l n © Keisker & Wiggle Architects, Inc. A copyright is claimed on this unpublished material. No publication or further distribution is allowed without the written permission of Keisker & Wiggle Architects, Inc. All rights reserved. PRINTED SHEET SP.1Site Plan Mr. Darren Coyle 26342 Oso Parkway, Suite 103, Mission Viejo, CA 92691 PROJECT: OWNER/TENANT: Fable and Spirit T E N A N T I M P R O V E M E N T 3441 Via Lido, Newport Beach, CA 92663 M.U.P.SUBMITTAL 14 DECEMBER 2017 N CENTER LINE OF STREET EXISTING AWNINGS, SHOWN DASHED, TYP.PROPERTY LINE PROPERTY LINE PROPERTY LINE EASEMENT, SHOWN DASHED, TYP. PROPERTY LINE EASEMENT, SHOWN DASHED, TYP. EASEMENT, SHOWN DASHED, TYP. EXISTING CONCRETE CURB AND GUTTER, TYP. CENTER LINE OF STREET ACCESSIBLE PARKING SPACES, TYP. OF 4 ACCESSIBLE PARKING SPACES, TYP. OF 4 VIA LIDO V I A O P O R T O VIA MALAG A N E W P O R T B O U L E V A R D N 67°00'55" W 421.38' N 2 2 ° 5 5 ' 0 8 " E 13 7 . 2 1 ' N 0 ° 4 4 ' 3 0 " W 4 5 1 . 0 6 ' R=351.15'D=49°57'23"L=306.17' R = 2 7 5 4 . 9 3 ' D = 0 5 ° 4 8 ' 2 8 " L = 2 7 9 . 2 6 ' R=400.68' L=60.58' N 89°15 ' 3 0 " E 144.64 ' N 40 ° 4 7 ' 0 7 " W 108. 4 5 ' N 0 0 ° 4 4 ' 3 0 " W 5 3 . 5 4 ' N 89°15 ' 3 0 " E 90.00' 50 . 0 0 ' 50 . 0 0 ' 20.00'N 67 ° 5 5 ' 5 2 " E 14.1 4 ' 30.00'20.00' 30.00' 30.00' ADJACENT RESTAURANT ROLL GA T E PU B L I C U T I L I T Y , S E W E R A N D GA S E A S E M E N T PE R O . R . ' S 16 2 2 - 1 2 0 , 2 1 9 1 - 2 1 2 - 2 1 9 1 - 2 0 8 P U B L I C U T I L I T Y , S E W E R A N D G A S E A S E M E N T P E R O . R . ' S 1 6 2 2 - 1 2 0 , 2 1 9 1 - 2 1 2 - 2 1 9 1 - 2 0 8 PU B L I C U T I L I T Y , S E W E R A N D GA S E A S E M E N T PE R O . R . ' S 16 2 2 - 1 2 0 , 2 1 9 1 - 2 1 2 - 2 1 9 1 - 2 0 8 4' EASE M E N T O F N E W P O R T B E A C H FOR ST R E E T P U R P O S E S P E R O . R . 3 6 0 - 1 1 0 EASEME N T I N D E N T U R E F O R ACCESS D R I V E INGRE S S & EGRESS A N D L O S O F P A R K I N G PER O.R . I N S T . N O . 9 0 - 2 5 9 8 6 2 E A S E M E N T I N D E N T U R E F O R A C C E S S DR I V E I N G R E S S & E G R E S S A N D L O S O F PA R K I N G PE R O . R . I N S T . N O . 9 0 - 2 5 9 8 6 2 PUBLIC U T I L I T Y , S E W E R A N D GAS EA S E M E N T PER O.R . ' S 1622-12 0 , 2 1 9 1 - 2 1 2 - 2 1 9 1 - 2 0 8 NO PARK I N G W.V. P.B. TEL.CO . M . H . STOP MH MH MH MH MH MH MH MH STOP STOP MH MH ST O P MH MHMH STOP STOP STOP STOP STO P BUM P BUM P BUM P BUM P EXISTING COURTYARD EXISTING SIDEWALK ADJACENT RETAIL ADJACENT THEATER ADJACENT RETAIL ADJACENTRETAIL ADJACENT RESTAURANT ADJACENT RETAIL ADJACENT BANK ADJACENT RESTAURANT ADJACENT RESTAURANT FABLE & SPIRIT (3441 VIA LIDO) EXISTING COURTYARD EXISTING PARKING LOT EXISTING PARKING LOT EXISTING STREET PARKING EXISTING STREET PARKING TRASH Site Plan SCALE: 1" = 30' A. 1 0 0 Fl o o r P l a n : P l o t t e d o n 12 / 1 4 / 1 7 a t 10 : 2 4 A M . F i l e P a t h : /V o l u m e s / P r o j e c t s H D 4 / K W P r o j e c t D o c u m e n t s / 1 7 0 4 F a b l e a n d S p i r i t / F a b l e a n d S p i r i t 2 0 1 7 - 1 1 - 0 7 . p l n © Keisker & Wiggle Architects, Inc. A copyright is claimed on this unpublished material. No publication or further distribution is allowed without the written permission of Keisker & Wiggle Architects, Inc. All rights reserved. PRINTED SHEET A.100Floor Plan Mr. Darren Coyle 26342 Oso Parkway, Suite 103, Mission Viejo, CA 92691 PROJECT: OWNER/TENANT: Fable and Spirit T E N A N T I M P R O V E M E N T 3441 Via Lido, Newport Beach, CA 92663 M.U.P.SUBMITTAL 14 DECEMBER 2017 UP DN ABCDE 7 6 5 4 6.8 D.9 5.3 0" -5'-0"-5'-0" 0" +44" BOTTOMOF NAILER +96" CEILING+110" BEAM+116" DECKING EXISTING EXTERIOR WALL TO REMAIN, TYPICALEXISTING STOREFRONT WINDOWS TO REMAIN, TYPICAL EXISTING ENTRY DOOR AND WINDOW TO REMAIN, TYPICAL EXISTING DEMISING WALL BETWEEN SUITES TO REMAIN, TYPICAL EXISTING DEMISING WALL BETWEEN SUITES TO REMAIN, TYPICAL EXISTING DEMISING WALL BETWEEN SUITES TO REMAIN, TYPICAL EXISTING CONCRETE CURB AND GUTTER EXISTING EXTERIOR WALL TO REMAIN, TYPICAL EXISTING DOOR TO REMAIN, TYPICAL PROPOSED NEW INTERIOR WALLS, TYPICAL (E) LEASE SPACE (NOT A PART) co2 LOCKERS STORAGE WOMENS DESK PICK-UP STORAGE STORAGE LIQUOR KEG COOLER ICE MENS COOK POS WINE CABINET BAR BEVERAGELIFT ADA BAR BAR SERVICE SERVICE SNUG PATIO ENTRY EXIT ONLY WAIT HOSTESS BAR DINING 1 DINING 2 -6- -22- -28--26- -22- FO L D I N G D O O R ( 3 P A N E L S ) WI T H F L U S H T H R E S H O L D COOLER JAN. STORAGE WINE CABINET 3-COMPH.S.ICE WASHER FRZR. POTWASH DISHWASH H.S. PREP H.S. EXPO PANTRY H.S. ELECT. PANELS ELECT. PANEL SILL @+48" SI N G L E H U N G DN (E) LEASE SPACE (NOT A PART) (E) RESTROOM (NOT A PART) (E) RESTROOM (NOT A PART) (E) CORRIDOR (NOT A PART) (E) STAIR (NOT A PART) (E) STAIR (NOT A PART) (E) LEASE SPACE (NOT A PART) SEATING CALCULATION INTERIOR 82 PATIO 22 TOTAL 104 KITCHEN DINING (E) LOBBY (NOT A PART) (E) CONCRETE SIDEWALK (E) COURTYARD VIA LIDO 2 First Floor Plan SCALE: 1/4" = 1'-0"