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HomeMy WebLinkAbout07 - Newport Coffee Company 104 McFadden Place - PA2013-202COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915 (949) 644 -3200 Fax: (949) 644 -3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 14, 2013 Agenda Item No. 7 SUBJECT: Newport Coffee Company - (PA2013 -202) 104 McFadden Place Minor Use Permit No. UP2013 -020 APPLICANT: Alex Farman PLANNER: Debbie Drasler, Contract Planner (949) 644 -3206, ddrasler @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: MU -W2 (Mixed -Use Water Related) • General Plan: MU -W2 (Mixed -Use Water Related) PROJECT SUMMARY A minor use permit to convert an existing retail use to a new take -out service, limited eating and drinking establishment. The existing 625 - square -foot tenant space will be improved with a kitchen, coffee bar area, restrooms, and a customer seating area with a maximum of six seats. The proposed hours of operation are from 6:00 a.m. to 11:00 p.m. daily. No late hours (after 11:00 p.m.) or alcohol sales are proposed as part of this application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2013 -020 (Attachment No. ZA 1). • The subject property is located on the Balboa Peninsula at the intersection of Court Avenue and McFadden Place adjacent to McFadden Square. Surrounding 1 2 Newport Coffee Co. Zoning Administrator November 14, 2013 Page 2 uses include commercial to the north and west, mixed -use commercial and multi- family residential to the east, and the Newport Pier and beach to the south. • The property is presently developed with a 4,459- square -foot, multi- tenant mixed -use building containing the subject tenant space (previously the Shell Shop), two retail establishments (Boardwalk Sports & The Pier Shop), and two food uses (Jane's Corndogs and Charlie's Chili) on the ground level; two residential units on the second floor above; and a 12 -space parking lot. • Proposed improvements to the 625- square -foot tenant space include approximately 250 square feet of seating area for a maximum of six patrons, a coffee bar area with display for pre - packaged food, kitchen, and restroom. • The property is located within the MU -W2 (Mixed -Use Water Related) Zoning District, which applies to properties in which marine - related uses may be intermixed with general commercial, visitor - serving commercial and residential dwelling units on the upper floors. A minor use permit is required for take -out service, limited use when proposed within 500 feet of any residential zoning district. • The property is considered legal nonconforming due to a deficiency of on -site parking for commercial use. Pursuant to Municipal Code Section 20.38.060 (Nonconforming Parking), a nonconforming use in a nonresidential zoning district may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement (e.g., increase in floor area) occurs. • Pursuant to Chapter 20.40 (Off- Street Parking), the existing tenant space would have required one space per 250 square feet of gross floor area (2.5 spaces). The proposed take -out service, limited use requires one parking space per 250 square feet of gross floor area. Therefore, no intensification or enlargement is proposed, and no additional parking is required. • As a result of the tenant improvements, the project is required to provide Building Code improvements related to accessibility for persons with disabilities, including the provisions for a handicapped parking and loading area. Due to the constraints of the existing parking lot, this provision will cause the reduction of one standard parking space. Pursuant to Municipal Code Section 20.40.110, the Planning Director may administratively reduce parking requirements in order to comply with handicapped parking requirements associated with tenant improvements. TmpIt:07 -18 -13 3 Newport Coffee Co. Zoning Administrator November 14, 2013 Page 3 • As demonstrated in the attached draft resolution, staff believes the proposed project meets the requirements of the Zoning Code and the findings for approval can be made. ENVIRONMENTAL REVIEW This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves alterations to the interior floor plan of an existing commercial space with no expansion in use. 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 may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644 -3200. Prepared by I�I Debbie Drasler, Contract Planner JM /dad Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:07 -18 -13 4 Attachment No. ZA 1 Draft Resolution 5 J RESOLUTION NO. ZA2013 -OXX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2013 -020 FOR A TAKE -OUT SERVICE, LIMITED EATING AND DRINKING ESTABLISHMENT USE (NEWPORT COFFEE COMPANY) LOCATED AT 104 MCFADDEN PLACE (PA2013- 202) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Alex Farman, with respect to property located at 104 McFadden Avenue, and legally described as Lot 7 of Block 20, of First Addition to Newport Beach, recorded in Book 3, Page 27 of Misc. Maps records of Orange County, California requesting approval of a minor use permit. 2. The applicant proposes to convert an existing retail use to a new take -out service, limited eating and drinking establishment. The existing 625 - square -foot tenant space will include a kitchen, coffee bar area, restroom, and a customer seating area with a maximum of six seats. No late hours (after 11:00 p.m.) or alcohol sales are proposed. 3. The subject property is located within the Mixed -Use Water Related (MU -W2) Zoning District and the General Plan Land Use Element category is Mixed -Use Water Related (MU -W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed Use Water Related (MU -W). 5. A public hearing was held on November 14, 2013, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Class 1 — (Existing Facilities). 2. This exemption authorizes minor alterations to existing structures involving negligible or no expansion of use. The proposed project involves alterations to the interior floor plan of an existing commercial space and related parking lot with no expansion in use. rW, Zoning Administrator Resolution No. ZA2013 -OXX Paqe 2 of 9 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 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 General Plan and any applicable specific plan. Facts in Support of Finding: A -1. The General Plan land use designation for the site is MU -W2 (Mixed -Use Water - Related), which applies to properties on or near the waterfront in which marine - related uses may be intermixed with general commercial, visitor - serving commercial and residential dwelling units on the upper floors. A -2 The proposed take -out service, limited use is consistent with the MU -W2 land use designation as it is intended to provide a service to visitors and residents within the immediate area. A -3. Eating and drinking establishments are common in the vicinity along McFadden Place and are complimentary to the surrounding commercial and residential uses. A -4. The subject property is not part of a specific plan area. Finding: B. 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: B -1. The site is located within the Mixed -Use Water Related (MU -W2) Zoning District of the Newport Beach Zoning Code. This district applies to properties on or near the waterfront in which marine - related uses may be intermixed with general commercial, visitor - serving commercial and residential dwelling units on the upper floors. The proposed take -out service, limited use is consistent with the land uses permitted within this zoning district, and the conditions of approval will ensure that the use is compatible with the adjacent residential areas. B -2 Pursuant to Section 20.22.020 (Table 2 -9 Allowed Uses and Permit Requirements), the proposed take -out service, limited use requires approval of a minor use permit when located within 500 feet of a residential zoning district. B -3 Pursuant to Section 20.38.060 (Nonconforming Parking), a nonconforming use in a nonresidential zoning district may be changed to a new use allowed in that zoning district without providing additional parking, provided no intensification or enlargement N Zoning Administrator Resolution No. ZA2013 -OXX Paqe 3 of 9 (e.g., increase in floor area, or lot area) occurs. Take -out service, limited uses have a required parking ratio of one space per 250 square feet of gross floor area. B -4 The proposed project complies with the requirements of Section 20.38.060 (Nonconforming Parking) because the square footage of the existing suite will not be increased and the take -out service, limited use requires the same number of parking spaces required as the currently vacant retail space (625 s.f./250 =25 parking spaces). B -5 Pursuant to Municipal Code Section 20.40.110, one space will be eliminated in order to comply with Americans with Disability Act (ADA) handicapped parking requirements associated with tenant improvements. B -6. As conditioned, the proposed project will comply with Zoning Code standards for eating and drinking establishments. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: C -1. The proposed take -out service, limited use is appropriate given the site is located adjacent to McFadden square and the Newport Pier which provides convenient access to motorists, pedestrians, and bicyclists visiting the area. C -2. The proposed take -out service, limited use will be complementary to the other uses in the surrounding area, which includes various business office, retail, and visitor serving commercial uses including eating and drinking establishments. The proposed use is compatible with the existing and permitted uses within the area. C -3. The proposed establishment is located close to the boardwalk and Newport Pier, will provide a service for residents of the neighborhood and visitors to the area, and will not require the provision of additional parking spaces on -site due to the limited seating capacity. Furthermore, its close proximity to the boardwalk is anticipated to yield walking and biking customers. Finding: D. 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: D -1. The proposed project will be located within an existing commercial space of a mixed - use building and will primarily involve improvements to the interior space. Exterior changes to the site include improvements to the existing trash enclosure, screening of I Zoning Administrator Resolution No. ZA2013 -OXX Paqe 4 of 9 the proposed mechanical equipment, and landscaping planters along both sides of the driveway entrance as required by conditions of approval. D -2. Adequate public and emergency vehicle access, public services, and utilities are provided on -site and are accessed from McFadden Place, Court Avenue, and West Ocean Front. D -3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor 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: E -1. The project has been reviewed and this approval includes conditions 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. E -2 The restrictions on seating prevent adverse traffic impacts for the surrounding residential and commercial uses. E -3. The applicant is required to obtain Health Department approval prior to 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 approves Minor Use Permit No. UP2013 -020, subject to the conditions set forth in Exhibit A, which are attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 10 Zoning Administrator Resolution No. ZA2013 -OXX Paqe 5 of 9 PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF NOVEMBER, 2013 Brenda Wisneski, AICP, Zoning Administrator 21 Zoning Administrator Resolution No. ZA2013 -OXX Paqe 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division Conditions 1. The development shall be in substantial conformance with the approved site plan, and floor plans stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 3. Any change in operational characteristics, hours of operation, expansion in area, or other modification to the approved plans, may require an amendment to this Minor Use Permit or the processing of a new use permit. 4. Minor Use Permit No. UP2013 -020 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Zoning Code, unless an extension is otherwise granted. 5. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner or leasing company. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Minor Use Permit. 8. A copy of this Resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 9. Live entertainment and dancing shall be prohibited as a part of the regular business operation. 10. The sale of alcoholic beverages shall be prohibited. 11. The maximum number of seats allowed within the eating and drinking establishment shall be six (6). No outdoor seating is permitted unless an amendment to this Minor Use Permit is approved. 12. The hours of operation shall be limited to between 6:00 a.m. and 11:00 p.m, daily. 12 Zoning Administrator Resolution No. ZA2013 -OXX Paqe 7 of 9 13. No outside paging system shall be utilized in conjunction with this establishment. 14. The applicant shall take reasonable steps to ensure that noise created by music and or video in the interior of the establishment does not impact surrounding residential land uses. 15. A landscape planter shall be provided on both sides of the driveway entrance. Landscaping shall be limited to ground cover or similar planting not to exceed 24" in height. 16. The proposed roof - mounted mechanical equipment shall be screened so as not to be visible in any direction (360 degrees) from a public right -of -way or adjacent residential property, as may be seen from a point six feet above ground level. Screening shall be compatible with the architectural style, materials, and color of the building upon which the equipment is located, subject to the review and approval of the Planning Division. 17. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of- way. 18. All trash shall be stored within the building or within the existing dumpsters stored in the trash enclosure (three 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 solid roof for weather protection and screening purposes, unless otherwise approved by the Planning Division. 19. 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). 20. 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 debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 21. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Minor Use Permit. 22. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 23. All proposed signs shall conform to Title 20, Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code regulations or any sign program applicable to the property. 13 Zoning Administrator Resolution No. ZA2013 -OXX Paqe 8 of 9 24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all 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 the Sessions Sandwiches Minor Use Permit including, but not limited to, the UP2013 -020 (PA2013 -202). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building and Fire Department Conditions 25. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City - adopted version of the California Building Code. 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. 26. The construction plans must meet all applicable State Disabilities Access requirements. 27. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 28. All exits shall remain free of obstructions and available for ingress and egress at all times. 29. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. Revenue Division Conditions 30. A valid business license from the City of Newport Beach with a sellers permit shall be required prior to start of business. Any contractors /subcontractors doing work at the subject site shall be required to obtain a valid business license from the City of Newport Beach prior to the commencement of any work on the subject site. 14 Zoning Administrator Resolution No. ZA2013 -OXX Paqe 9 of 9 Public Works Department Conditions 31. All improvements shall be constructed as required by Ordinance and the Public Works Department. 32. An encroachment permit is required for all work activities within the public right -of -way. 33. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way may be required at the discretion of the Public Works Inspector. 34. All on -site drainage shall comply with the latest City Water Quality requirements. 15 10 Attachment No. ZA 2 Vicinity Map 17 L�A VICINITY MAP At Minor Use Permit No. UP2013 -020 PA2013 -202 104 McFadden Place 12 Attachment No. ZA 3 Project Plans 19 20 ABBREVIATIONS (ARCHITECTURAL DRAWINGS ONLY) ABV. ABOVE A.F.F. ABOVE FINISH FLOOR A/C AIR CONDITIONING ADA AMERICANS DISABILITIES ACT ADJ. ADJACENT ALT. ALTERNATE ALUM. ALUMINUM A.B. ANCHOR BOLT APROX. APPROXIMATE ARCH'L ARCHITECTURAL AD AREA DRAIN BATH. BATHROOM 6M. BEAM BR'G BEARING BEL. BELOW BTW. BETWEEN BILK. BLOCK BLK'G BLOCKING BD. BOARD BOT. BOTTOM B.OF BOTTOM OF B.N. BOUNDARY NAIL BLDG BUILDING CAB. CABINET CB CATCH BASIN CEIL. CEILING CJ CEILING JOIST CIRC. CIRCUMFERENCE CO CLEAN OUT CLR. CLEAR (ANCE) CL. CLOSET CW COLD WATER COL. COLUMN COMP. COMPARTMENT CONC. CONCRETE CMU CONCRETE MASONRY UNIT CONN. CONNECTION, CONNECTED CONSTR. CONSTRUCTION CONT. CONTINUED, CONTINUOUS DEMO DEMOLISH, DEMOLITION DTL. DETAIL DIAG. DIAGONAL DIAM. DIAMETER DIM DIMENSION DIST. DISTANCE DR DOOR DEL. DOUBLE DH DOUBLE HUNG D.F. DOUGLAS FIR DIN DOWN DS DOWNSPOUT DW'G DRAWING EA. EACH ELEC. ELECTRIC (AL) ELEV. ELEVATION EQ. EQUAL EQUIP. EQUIPMENT EX'G /(E) EXISTING EXT. EXTERIOR F.O.C. FACE OF CONCRETE F.O.F. FACE OF FINISH F.O.M. FACE OF MASONRY F.O.S. FACE OF STUDS FIN. FINISH (ED) F.F. FINISH FLOOR F.G. FINISHED GRADE F.P. FIREPROOF FRTW FIRE RETARDANT TREATED WOOD FXD FIXED FIX. FIXTURE FLASH'G FLASHING FLR FLOOR (ING) FCO FLOOR CLEAN OUT FD FLOOR DRAIN FS FLOOR SINK FLUOR. FLUORESCENT FTG FOOTING FND FOUNDATION FRM'G FRAMING FREEZ. FREEZER F.Y.S.B. FRONT YARD SETBACK FURR. FURRING GA. GAGE, GAUGE GALV. GALVANIZED G.C. GENERAL CONTRACTOR GLSS GLASS, GLAZING GYP. GYPSUM G.B. GYPSUM BOARD HALL. HALLWAY HDR. HEADER HVAC HEATING, VENTILATION & AIR LTD CONDITIONING HGT. HEIGHT HC HOLLOW CORE HOR. HORIZONTAL HB HOSE BIBB HW HOT WATER INT. INTERIOR INV. INVERT JST. JOIST KIT. KITCHEN LB LAG BOLT LAV LAVATORY LTG LIGHTING, LIGHTS LTD LIMITED LF LINEAR FEET MACH. MACHINE MB MACHINE BOLT MANUF. MANUFACTURER MAX. MAXIMUM MECH. MECHANICAL MTL. METAL MIN. MINIMUM MS MOP SINK MOS MOTION OCCUPANCY SENSOR MOVE. MOVEABLE (N) NEW NTS NOT TO SCALE NO. NUMBER OCCUR OCCUPANCY o/c ON CENTER OPEN'G OPENING OPP. OPPOSITE o/ OVER O.H. OVERHANG PNL PANEL PART. PARTITION (P) PERMITTED PLUMB. PLUMBING PLYWD PLYWOOD POC POINT OF CONNECTION PREP. PREPARE P.T. PRESSURE TREATED PL PROPERTY LINE, PLATE PROP. PROPOSED RAD. RADIUS RYSB REAR YARD SETBACK REINF. REINFORCE (MENT) REF. REFRIGERATOR RMV. REMOVE RMV'D REMOVED RED. REQUIRE ( MENTS) REQ'D REQUIRED REST. /RR RESTROOM (S) RAG RETURN AIR GRILL RS ROOF BEAM RD ROOF DRAIN RJ ROOF JOIST RR ROOF RAFTER RF'G ROOFING RM. ROOM APPLICABLE CODES SEC. SECTION THIS PROJECT SHALL COMPLY WITH THE 2010 EDITION OF THE CALIFORNIA BUILDING CODE, WHICH IS SCHED. SCHEDULE BASED ON THE 2009 IBC AND ADOPTS THE 2007 CBC (BASED ON 2006 IBC), 1997 UBC, 2000 UMC & UPC SHT'G SHEATHING AND 1999 NEC, AND ASSOCIATED AMENDMENTS IN THE NEWPORT BEACH MUNICIPAL CODE (NBMC). S.W. SHEAR WALL ADDRESS : SHT. SHEET 1. ALL CONSTRUCTION SHALL BE DONE IN ACCORDANCE WITH: SYSB. SIDE YARD SETBACK 1.1 2010 CALIFORNIA BUILDING CODE SIM. SIMILAR S.O.G. SLAB ON GRADE 1.2 CALIFORNIA CODE REGULATIONS: SC SOLID CORE A. TITLE 8, INDUSTRIAL CODES SPEC. SPECIFICATION (S) B. TITLE 19, PUBLIC SAFETY SQ. SQUARE C. TITLE 21, PUBLIC WORKS SOFT /SF SQUARE FEET D. TITLE 24, BUILDING STANDARDS S/S STAINLESS STEEL LEGAL DESCRIPTION: STD. STANDARD 2. ALL BARRIER FREE ITEMS SHALL COMPLY W/ TITLE 21 AND 24 OF THE CALIFORNIA CODE OF STL. STEEL REGULATIONS, 2010. STOR. STORAGE 1150 JOSHUA WAY STRUCT. STRUCTURAL, STRUCTURE 3. ALL WORK AND MATERIALS SHALL BE IN FULL ACCORDANCE WITH THE REQUIREMENTS OF THESE SYM. SYMMETRICAL CODES AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CONTRACT DOCUMENTS EXCEED W /OUT 11,000 SF VIOLATING CODE AND REGULATIONS REQUIREMENTS, CONTRACT DOCUMENTS TAKE PRECEDENCE. TELE. TELEPHONE WHERE CODES CONFLICT, THE MORE STRINGENT SHALL APPLY. TV TELEVISION tim @advanced- fabrication.com TEMP. TEMPERED 4. PROTECTION DURING WELDING: CONFORM TO TITLE 8, C.B.C. FURTHER PROTECT OCCUPANTS AND THK. THICK THE GENERAL PUBLIC WITH PORTABLE SOLID VISION BARRICADES AROUND LOCATION WHERE WELDING TED TO BE DETERMINED IS BEING PERFORMED. PROVIDE SIGNS WARNING AGAINST LOOKING AT WELDING W /OUT PROPER EYE TME. TO MATCH EXISTING PROTECTION OR EQUIVALENT. T &G TONGUE AND GROOVE JULIAN OROZCO 5. DURING THE ENTIRE CONSTRUCTION PERIOD, IT SHALL BE THE SOLE RESPONSIBILITY OF THE T. O. TOP OF CONSTRUCTION TYPE: TYPE V - B CONTRACTOR TO MAINTAIN CONDITIONS AT THE PROJECT SITE TO MEET THE REQUIREMENTS OF T.O.P. TOP OF PLATE CALIFORNIA OCCUPATIONAL REGULATIONS. T.O.R. TOP OF ROOF TYR TYPICAL 6. ALL ACCESS ROADS AND FIRE HYDRANTS SHALL BE INSTALLED AND FULLY USABLE PRIOR TO LOADING THE SITE WITH CONSTRUCTION MATERIALS. U/C UNDER COUNTER FRONT 0' -0" SIDES 0' -0" UBC UNIFORM BUILDING CODE 7. OTHER APPLICABLE CODES AND STANDARDS: U.O.N. UNLESS OTHERWISE NOTED 2010 BUILDING STANDARD ADMINISTRATIVE CODE CONTACT, ALEXIS KARPETSKY 2010 CALIFORNIA BUILDING CODE (CBC) VTR VENT THRU ROOF 2010 CALIFORNIA ELECTRICAL CODE (CEC) VIF VERIFY IN FIELD 2010 CALIFORNIA MECHANICAL CODE (CMC) VERT. VERTICAL 2010 CALIFORNIA PLUMBING CODE (CPC) BUILDING HEIGHT: CODE: MAX 26-0" FLAT ROOF 2010 CALIFORNIA FIRE CODE (CFC) WCO WALL CLEAN OUT 2010 TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS H2O WATER PHONE: W/C WATER CLOSET NFPA 14 STANDPIPE SYSTEMS, CURRENT EDITION W/H WATER HEATER NFPA 17A WET CHEMICAL SYSTEMS, CURRENT EDITION WP WATER PROOFING NFPA 24 PRIVATE FIRE MAINS, CURRENT EDITION WDO WINDOW NFPA 72 NATIONAL FIRE ALARM CODE, CURRENT EDITION W/ WITH NFPA 253 CRITICAL RADIANT FLUX OF FLOOR COVERING SYSTEMS, CURRENT EDITION w/o WITHOUT NFPA 2001 CLEAN AGENT FIRE EXTINGUISHING SYSTEMS, CURRENT EDITION WD WOOD ALL WORK SHALL COMPLY WITH 2010 CBC; 2010 CPC; 2010 CEC; 2010 CIVIC; 2008 BUILDING ENERGY EFFICIENCY STANDARDS (BEES) AND THE NEWPORT BEACH MUNICIPAL CODE (NBMC). PROJECT TEAM PROJECT INFORMATION CLIENT CONTACT: ALEX FARMAN ASSESSORS PARCEL NO.: 047 - 153 -12 -00 OFFICE ROOM COMPANY: NEWPORT COFFEE CO. 30 SF 105 SF UNISEX RESTROOM ADDRESS : 104 McFADDEN PLACE PROJECT ADDRESS: 104 McFADDEN PLACE NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92663 PHONE: 949.240.8787 BUILDING OWNER: CONTACT: JUNE LEE O'CONNER EMAIL: alexfarman @cox.net COMPANY : J &B FAMILY TRUST, LLC. PHONE: 949- 646 -6007 DESIGNER CONTACT, TIM LANGDON LEGAL DESCRIPTION: LOT 7 OF BLOCK 20 OF FIRST ADDITION TO NEWPORT BEACH, RECORDED COMPANY: ADVANCED FABRICATION IN BOOK 3, PAGE 27 OF MISC. MAPS RECORDS OF ORANGE COUNTY, CA. ADDRESS : 1150 JOSHUA WAY VISTA, CA 92081 GROSS LOT AREA: 11,000 SF PHONE: 866 - 512 -6748 x311 EMAIL: tim @advanced- fabrication.com ZONE / GP LAND: MU -W2 MIXED USE / WATER RELATED (NEWPORT BEACH MUNICIPAL CODE CH. 20.22) EMP ENGINEER CONTACT: JULIAN OROZCO COMPANY : PEDRO MEDINA & ASSOCIATES CONSTRUCTION TYPE: TYPE V - B ADDRESS: 8360 CLAIREMONT BOULEVARD, SUITE 103 SAN DIEGO, CA 92111 YEAR BUILT: 1961 (ORIGINAL BLDG DEMOLISHED) PHONE, 858 - 571 -3188 EMAIL: juliansdesign @yahoo.com SETBACKS: FRONT 0' -0" SIDES 0' -0" REAR 0' -0" DESIGN CONSULTANT/ CONTACT, ALEXIS KARPETSKY NUMBER OF STORIES: EXISTING: 2 STORIES & 1 STORY @ TI SPACE PERMIT PROCESSOR COMPANY: A.K. ARCHITECTURE + DESIGN ADDRESS : 2545 A STREET BUILDING HEIGHT: CODE: MAX 26-0" FLAT ROOF SAN DIEGO, CA 92102 EXISTING: 21' -0" T.O.PARAPET 2 -STORY 1 12' -0" T.O.P. 1 -STORY PHONE: 619 - 400 -9995 EMAIL: ak @alexiskarpetsky.com FAR (MIXED USE) : CODE, MIN 0.35 - MAX 0.5 NONRESIDENTIAL I MAX 0.75 RESIDENTIAL EXISTING: 0.40 NONRESIDENTIAL 1 0.21 RESIDENTIAL GENERAL CONTRACTOR CONTACT: GROSS FLOOR AREA: EXISTING: 8,800 SF COMPANY: ADDRESS : LOT COVERAGE: EXISTING: 46.9% PHONE: PARKING RATIO: 1 SPACE PER 250 SF (NO CHANGES) EMAIL: SPRINKLERED: ❑ YES IM NO WATER SUPPLY: CITY OF NEWPORT BEACH MUNICIPAL WATER SEWER SYSTEM: CITY OF NEWPORT BEACH PUBLIC SEWER SYSTEM OCCUPANCY : EXISTING: B OCCUR (SHELL SHOP) - "RETAIL SALES" (FOR TI ONLY) NEW: B OCCUR (COFFEE SHOP) - "TAKE -OUT SERVICE LIMITED" TYPE OF FOOD FACILITY: COFFEE SHOP / UNPACKAGED FOOD FACILITY NO. OF EMPLOYEES PER SHIFT: 1 -10 PER SHIFT NO. OF SEATS: 6 MAXIMUM (PER USE "TAKE -OUT SERVICE LIMITED ") ALCOHOLIC BEVERAGES: NONE HOURS OF OPERATION: EVERYDAY 6:00 AM -11:00 PM I GENERAL NOTES I HEALTH DEPARTMENT / SANITATION NOTES I SCOPE OF WORK I u J J U r LI J J 0 L C E 1. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL CAREFULLY AND THOROUGHLY EXAMINE THE PROJECT SITE, FIELD VERIFY ALL CONDITIONS, GRADES, ELEVATIONS AND DIMENSIONS OF THE VARIOUS FEATURES OF THE EXISTING SITE CONDITIONS. ANY DISCREPANCIES AND / OR CONDITIONS NEEDING CLARIFICATION SHALL BE REPORTED IMMEDIATELY TO THE DESIGNER / ENGINEER BEFORE BEGINNING WORK. 2. ALL PROPERTY LINES, EASEMENTS AND BUILDINGS, BOTH EXISTING AND PROPOSED, THAT HAVE BEEN DIVULGED TO THE DESIGNER, ARE SHOWN ON THE SITE PLAN. 3. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL BE SOLELY RESPONSIBLE FOR THE ENFORCEMENT OF ALL REQUIREMENTS AND REGULATIONS AND SHALL PERFORM ALL WORK ON THIS PROJECT IN COMPLIANCE WITH CAL O.S.H.A., THE INDUSTRIAL ACCIDENT COMMISSION OF THE STATE OF CALIFORNIA, AND ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTH STANDARDS, LAWS AND REGULATIONS. ALL CONSTRUCTION FABRICATION AND INSTALLATIONS SHALL CONFORM TO THE LATEST ADOPTED EDITIONS OF THE C.B.C. C.P.C. C.E.C. C.M.C. C.F.C. AND ANY OTHER FEDERAL STATE AND LOCAL CODES, REGULATIONS AND ORDINANCES OF THE GOVERNING AGENCY HAVING JURISDICTION OVER THE PROJECT. 4. DUE TO THE REPROGRAPHIC PROCESS THESE PLANS MAY NOT BE ACCURATE TO SCALE. ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER THE SCALE SHOWN AND IN NO CASE SHALL WORKING DIMENSIONS BE SCALED FROM THE PLANS, SECTIONS, ELEVATIONS OR DETAILS. DIMENSIONS ARE TYPICAL TO FACE OF MASONRY OR CONCRETE OR STUD OR FINISHED WALL, UNLESS OTHERWISE NOTED. LARGER SCALE DETAILS GOVERN OVER SMALLER SCALE DETAILS. 5. WHERE CONSTRUCTION DETAILS ARE NOT SHOWN OR NOTED FOR ANY PART OF THE WORK, DETAILS SHALL BE THE SAME AS FOR OTHER SIMILAR FIRST CLASS WORK FOR THE TRADE INVOLVED. THE DESIGNER / ENGINEER SHALL BE NOTIFIED IMMEDIATELY, IN WRITING, OF ANY ALTERNATE, NON- STANDARD OR UNTESTED METHODS PROPOSED. 6. THE ELECTRICAL, MECHANICAL, PLUMBING AND STRUCTURAL DRAWINGS ARE SUPPLEMENTARY TO THE ARCHITECTURAL DRAWINGS. SHOULD THERE BE ANY DISCREPANCY BETWEEN THE VARIOUS DRAWINGS, IT SHALL BE BROUGHT TO THE DESIGNER'S ATTENTION FOR CLARIFICATION. 7. THE CONTRACTOR SHALL CONSULT THE ELECTRICAL MECHANICAL AND PLUMBING DRAWINGS FOR LOCATION OF ALL ROUGH OPENINGS THROUGH WALLS AND FLOOR SLABS, AND NOTIFY THE DESIGNER OF ANY ITEMS THAT DO NOT CONFORM WITH THE INTENT INDICATED ON THESE DRAWINGS. 8. THE CONTRACTOR SHALL COORDINATE WITH THE OWNER'S REPRESENTATIVE FOR INSTALLATION OF ANY SPECIAL EQUIPMENT NOT SHOWN IN THESE DRAWINGS. THE CONTRACTOR SHALL VERIFY EQUIPMENT LOCATIONS WITH THE OWNER'S REPRESENTATIVE AND / OR EQUIPMENT MANUFACTURER FOR PROPER SIZE AND LOCATION OF FOUNDATION OR SLAB DEPRESSIONS, DRAINS, AND WARPS. 9. THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO LOCATE AND PROTECT ANY UNDERGROUND OR CONCEALED CONDUIT, PLUMBING, OR OTHER UTILITIES WHERE NEW WORK IS BEING PERFORMED. 10. THE CONTRACTOR SHALL VERIFY THE SIZE AND LOCATION OF ALL UTILITY LINES AND STUBS TO THE BUILDING(S) AS MAY BE INDICATED ON THE PLANS. THE CONTRACTOR SHALL BE REQUIRED TO BRING ALL UTILITY LINES (WATER, SEWER, GAS AND ELECTRICAL) INTO THE BUILDING FROM POINTS AS INDICATED ON THE PLANS, READY FOR SERVICE. 11. THE CONTRACTOR SHALL COMPLY WITH SAFETY RESTRICTIONS AS REQUIRED FOR WORKERS AND PEDESTRIAN PROTECTION DURING THE ENTIRE CONSTRUCTION PROCESS. 12. RUBBISH AND DEBRIS RESULTING FROM THE WORK OF VARIOUS TRADES SHALL BE REGULATED, COLLECTED AND REMOVED FROM THE PROJECT SITE AND LEGALLY DISPOSED OF PRIOR TO DELIVERY OF MATERIALS TO THE CONSTRUCTION ZONE. THE CONTRACTOR SHALL COORDINATE WITH THE OWNER'S REPRESENTATIVE FOR AN ACCEPTABLE ACCESS ROUTE AND TIME. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR, HIS SUBCONTRACTORS, OR ANY OF THEIR EMPLOYEES USE ANY AREA OUTSIDE THE CONSTRUCTION ZONE WITHOUT PRIOR CLEARANCE FROM THE OWNER'S REPRESENTATIVE. 13. ANY REVISION OR ADDITIONAL WORK REQUIRED DUE TO FIELD CONDITIONS OR LOCAL GOVERNING AUTHORITIES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING REGARDLESS OF COST, TIME OR MATERIAL INCREASE. 14. THE CONTRACTOR SHALL PROVIDE PROTECTION AS REQUIRED TO PREVENT ANY DAMAGE TO MATERIALS AND CONSTRUCTION PREVIOUS TO AND DURING CONSTRUCTION AND AFTER INSTALLATION, AS WELL AS EXISTING CONSTRUCTION ADJACENT TO THE JOB SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING ALL FINISHES AND MATERIALS AND FOR REPAIRING AND / OR REPLACING ALL ITEMS THAT ARE DAMAGED OR SOILED DURING CONSTRUCTION AS REQUIRED TO THE OWNER'S APPROVAL AT NO ADDITIONAL COST TO THE OWNER. 15. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CODES LISTED UNDER THE 'PROJECT INFORMATION' AND'APPLICABLE CODES HEADING ON THIS SHEET. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO BE FAMILIAR WITH ALL CODES AND ORDINANCES, CITY OR STATE, AS REQUIRED FOR THE CONSTRUCTION OF THIS PROJECT. WHERE ANY CONFLICTS OCCUR BETWEEN FEDERAL, STATE AND LOCAL LAWS, CODES, ORDINANCES, AND REGULATIONS, THE MOST STRINGENT SHALL GOVERN. 16. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE REQUIREMENTS OF BOTH THE CALIFORNIA BUILDING CODE AND TITLE 24, CALIFORNIA CODE OF REGULATIONS (C.B.C.). 17. IT IS THE INTENT OF THESE DRAWINGS TO INDICATE A COMPLETE AND FINISHED PRODUCT MATCHING AND / OR ABUTTING EXISTING CONSTRUCTION IN A NEAT AND PROFESSIONAL MANNER. 18. ALL ITEMS TO BE REMOVED AND RELOCATED OR REPLACED SHALL BE HANDLED WITH PROPER CARE AND STORED IN A SAFE LOCATION TO PREVENT DAMAGE, OR BE REPLACED AT THE CONTRACTOR'S EXPENSE. 19. THE CONTRACTOR SHALL PROVIDE WRITTEN REQUESTS FOR UTILITY SHUTDOWNS TO THE OWNER'S REPRESENTATIVE AT LEAST 3 DAYS PRIOR TO THE EVENT. WORK REQUIRING SHUTDOWNS MAY BE REQUIRED TO BE PERFORMED OUTSIDE NORMAL WORK HOURS. 20. IF WORK ADJOINS AREAS THAT WILL BE OCCUPIED DURING CONSTRUCTION, THE CONTRACTOR AND SUBCONTRACTORS SHALL COOPERATE WITH THE OWNER TO MAINTAIN CONTINUOUS OPERATION. IF CONFLICTS OCCUR, THE INTERESTS OF THE OWNER SHALL GOVERN. THE CONTRACTOR SHALL MAKE EVERY EFFORT TO MINIMIZE THE IMPACT OF CONSTRUCTION IN AFFECTED AREAS. 21. DUST SCREENS OF EITHER PLASTIC CURTAINS OR PLYWOOD PARTITIONS SHALL BE MAINTAINED ADJACENT TO & SEPARATING AREAS OF CONSTRUCTION FROM ADJOINING OCCUPIED AREAS. SCREENS SHALL EXTEND A DISTANCE TO ALLOW WORK WITHOUT DISRUPTING THE ADEQUATE FUNCTIONING OF THE FACILITY CIRCULATION. SCREENS SHALL BE RELOCATED AS NECESSARY FOR EACH PHASE OF THE PROJECT. CONTRACTOR SHALL COORDINATE WITH THE OWNER'S REP. FOR THE SCREEN LOCATIONS. 22. ALL REQUIRED EXITS FROM OCCUPIED PORTIONS OF THE BUILDING MUST BE MAINTAINED AT ALL TIMES. THE CONTRACTOR SHALL ESTABLISH PROCEDURES TO MINIMIZE CIRCULATION OF CONSTRUCTION PERSONNEL AND MATERIALS THROUGH OCCUPIED PORTIONS OF THE BUILDING. THE CONTRACTOR SHALL IMMEDIATELY CLEAN DUST AND DIRT FROM CORRIDOR AREAS NOT PROTECTED BY DUST SCREENS. 23. STORAGE OF ALL MATERIALS, EQUIPMENT & SUPPLIES SHALL BE LIMITED TO SCHEDULED AREAS OF WORK IN PROGRESS, OR DESIGNATED EXTERIOR LOCATIONS APPROVED BY & ARRANGED W/ THE OWNER. 24. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY BLOCKING, BACKING, FRAMING, HANGERS OR OTHER SUPPORT FOR ALL FIXTURES, EQUIPMENT, CASEWORK, FURNISHINGS AND ALL OTHER ITEMS AS REQUIRED, INCLUDING BUT NOT LIMITED TO: TOWEL BARS, GRAB BARS, WINDOW TREATMENT, TELEPHONE BACKBOARDS, WATER HEATERS, AND CABINETRY. 25. THE GENERAL CONTRACTOR SHALL NOT MAKE ANY SUBSTITUTION OF MATERIALS OR EQUIPMENT WITHOUT THE WRITTEN CONSENT OF THE OWNER AND THE DESIGNER. 26. COMPLETED CONSTRUCTION SHALL BE CLEANED, LABELS REMOVED, AND ALL OTHER TOUCH -UP COMPLETED TO THE SATISFACTION OF THE OWNER PRIOR TO FINAL ACCEPTANCE. 27. WHERE PAVING WALKS AND /OR LANDSCAPED AREAS ARE DISTURBED OR DAMAGED DURING CONSTRUCTION, THEY SHALL BE REPAIRED OR REPLACED TO MATCH EXISTING CONDITIONS. 28. THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY OF ANY SPECIFIED MATERIALS OR EQUIPMENT WHICH ARE EITHER UNAVAILABLE OR WILL CAUSE A DELAY IN THE CONSTRUCTION COMPLETION SCHEDULE. 29. ALL GYPSUM BOARD SURFACES, WALLS AND CEILINGS SHALL BE TAPED AND FEATHERED SMOOTH TO RECEIVE WALL FINISH. ALL WALLS AND CEILINGS SHALL RECEIVE A MINIMUM OF ONE COAT SEALER AND PAINT TO COVER. WATER RESISTANT TYPE "GREEN" BOARD SHALL BE USED IN ALL RESTROOMS, SHOWERS, AND EXTERIOR AREAS. 30. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING TEMPORARY ELECTRICAL POWER TO THE JOB SITE FOR USE BY ALL CONSTRUCTION TRADES. 31. ALL SUBCONTRACTORS SHALL MAINTAIN THE PREMISES CLEAN AND FREE FROM ALL TRASH AND DEBRIS. THE FIXTURES, EQUIPMENT, GLAZING, FLOORS, ETC. SHALL BE LEFT CLEAN AND READY FOR EITHER THE NEXT TRADE OR OCCUPANCY. 32. NO HAZARDOUS MATERIALS SHALL BE USED OR STORED AT THE PROJECT SITE WHICH EXCEED THE QUANTITIES LISTED IN C.B.C. TABLE 3 -D AND 3 -E. 33. AFTER THE PROJECT IS OCCUPIED, ANY CHANGE IN USE OR OCCUPANCY WHICH CAUSES AN INCREASE IN OCCUPANT LOAD SHALL COMPLY WITH ALL OF THE REQUIREMENTS FOR THE INCREASED LOAD. kL1691*7 = /_\dRbYiI.9:io]Yo7:7_\ 7:r-"I@[N 7mFl69SY97 /_1mm:1ml:gq 7L /_\OIMIOYIA /LI\IOYP\I61:11f, 35. THE CONTRACTOR SHALL THOROUGHLY CAULK, FLASH AND / OR SEAL AROUND ALL WALL AND / OR ROOF PENETRATIONS THAT ARE MADE AS PART OF THE CONTRACT WORK TO CREATE A WATERTIGHT CONDITION. 36. ALL WORK NOT SPECIFICALLY COVERED IN THESE CONSTRUCTION DOCUMENTS SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH BUILDING STANDARD MATERIALS AND DETAILS. 37. UPON COMPLETION OF THE PROJECT, THE GENERAL CONTRACTOR SHALL SUBMIT CERTIFICATIONS OF INSPECTION OF SATISFACTORY COMPLETION. 38. ALL WORK ON DRAWINGS SHALL BE PERFORMED IN COMPLIANCE WITH REQUIREMENTS 0 THE LEASE WORK LETTER AND BUILDING STANDARD SPECIFICATIONS AND REGULATIONS WHETHER OR NOT LISTED ON DRAWINGS AND / OR INCLUDED HEREIN. 39. THE TENANT SPACE AND FACILITIES MUST BE ACCESSIBLE TO THE PHYSICALLY DISABLED. 40. ALL REVISIONS TO THE APPROVED CONSTRUCTION DOCUMENTS, NO MATTER HOW MINOR, MUST BE APPROVED BY BOTH THE GOVERNING AGENCIES AND BUILDING INSPECTION DEPARTMENT AND REVIEWED BY THE DESIGNER. 41. THE DESIGNER FOR THIS PROJECT HAS MADE EVERY EFFORT TO DESIGN THIS SPACE PLAN IN CONFORMANCE WITH CURRENT CALIFORNIA AND NATIONAL BUILDING CODES. HOWEVER DUE TO THE UNPREDICTABILITY OF FINAL CODE INTERPRETATION BY INDIVIDUAL CITY AND COUNTY BUILDING DEPARTMENT OFFICIALS, THE DESIGN SHALL NOT BE RESPONSIBLE FOR CHANGES OR ADDITIONAL REQUIREMENTS TO THE WORKING DRAWINGS MADE BY THE BUILDING / HEALTH DEPARTMENTS IN ORDER TO SECURE THE PERMIT OR ANY SUBSEQUENT FIELD CHANGES REQUIRED BY THE FIELD INSPECTOR DURING THE CONSTRUCTION PHASE. 42. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF WORK THE REQUESTING AND COORDINATION OF BUILDING DEPARTMENT INSPECTIONS AND APPROVALS IN ALL FIELDS OF HIS WORK, AND THE OBTAINING OF A FINAL CERTIFICATE OF OCCUPANCY. 43. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO DISTRIBUTE ADEQUATE COPIES OF ALL DRAWINGS TO ALL TRADES FALLING UNDER THEIR RESPONSIBILITY AT ALL TIMES DURING THE PROGRESS OF THE PROJECT INCLUDING ANY REVISIONS AND PLAN CHANGES AT THE CONTRACTOR'S EXPENSE. 44. GENERAL CONTRACTOR SHALL BE EXTREMELY CAREFUL TO PROTECT AND NOT DAMAGE ANY PORTION OF EXISTING INSTALLATIONS NOT BEING REMODELED. 45. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR UNFORESEEN DEVELOPMENTS THAT MAY OCCUR PRIOR AND DURING THE CONSTRUCTION PHASE. THE CONTRACTOR SHALL BRING TO THE ATTENTION OF THE DESIGNER AND OWNER ANY DISCREPANCIES FROM THESE CONTRACT DOCUMENTS. 46. THE GENERAL CONTRACTOR AND SUB - CONTRACTORS SHALL PURCHASE AND MAINTAIN CERTIFICATIONS OF INSURANCE WITH RESPECT TO WORKMAN'S COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE FOR THE LIMITS AS REQUIRED BY LAW. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR RUNNING MAINTAINING AND SUPERVISING ALL SAFETY PRECAUTIONS IN CONNECTION WITH THIS PROJECT. 47. GENERAL CONTRACTOR SHALL PROVIDE PROTECTION TO ALL EXISTING FINISHES IN THE ELEVATOR, LOBBY AND PUBLIC CORRIDORS AND SHALL BE RESPONSIBLE FOR REPAIRING ANY DAMAGES CAUSED BY HIM OR HIS SUB - CONTRACTORS. 48. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR SECURITY OF PROJECT AND SHALL BE RESPONSIBLE FOR DISCIPLINE OF ALL WORKERS ON THIS PROJECT, INCLUDING BUT NOT LIMITED TO THEFT, VANDALISM, AND CONDUCT. 49. THE GENERAL CONTRACTOR SHALL VERIFY ALL EQUIPMENT, FIXTURES AND FINISHES WITH THE DESIGNER AND OWNER PRIOR TO COMMENCEMENT OF CONSTRUCTION. 50. ALL DRAWINGS WITHIN THE CONTRACT DOCUMENTS SHOW GENERAL INFORMATION ONLY. IT SHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO EXAMINE THE SITE TO DETERMINE THE EXACT EXISTING CONDITIONS AND CHARACTER AND EXTENT OF THE WORK DEFINED HEREIN. THE GENERAL CONTRACTOR SHALL DETERMINE THE MOST COST - EFFECTIVE CONSTRUCTION METHODS AND OPERATIONS REQUIRED TO PERFORM THE WORK DEFINED HEREIN AND ANY UNFORESEEN WORK IN A TIMELY MANNER. 51. ALL NOTES, SPECIFICATIONS, DRAWINGS AND DETAILS WITHIN THESE CONTRACT DOCUMENTS FOR THIS PROJECT IS APPLICABLE EQUALLY TO OWNER- BUILDER IF A GENERAL CONTRACTOR IS NOT HIRED FOR THE PROJECT. THE OWNER - BUILDER ASSUMES ALL LIABILITY AND RESPONSIBILITY AS THE BUILDER FOR THIS PROJECT. ALL REQUIRED FORMS FOR OWNER- BUILDER VERIFICATION FROM GOVERNING AGENCIES MUST BE COMPLETED PRIOR TO COMMENCEMENT OF WORK. 1. ALL FOOD SERVICE EQUIPMENT TO BE MANUFACTURED TO COMPLY WITH ALL LOCAL BUILDING AND HEALTH DEPARTMENT CODES AND MUST BE NSF APPROVED OR EQUIVALENT. 2. A CONCRETE SLAB IS PROVIDED FOR TRASH, GARBAGE, AND GREASE CONTAINER. IF WALLS ENCLOSE AREA, THE INTERIOR WALL SURFACES WILL BE SMOOTH, SEALED AND WASHABLE (E.G., PLASTERED SMOOTH AND PAINTED, ETC.). 3. ALL FOOD - RELATED AND UTENSIL- RELATED EQUIPMENT SHALL MEET OR BE EQUIVALENT TO SANITATION STANDARDS ESTABLISHED BY AN AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) ACCREDITED PROGRAM. 4. ALL FLOOR MOUNTED EQUIPMENT WILL BE INSTALLED ON MINIMUM 6" SANITARY LEGS CASTORS OR COMPLETELY SEALED IN POSITION ON A 4 " HIGH CURB WITH CONTINUOUSLY COVED BASE. COUNTERTOP EQUIPMENT WILL BE ON 4 -INCH SANITARY LEGS OR SEALED TO THE COUNTER UNLESS READILY MOVABLE. 5. IF SOFT DRINK, ICE OR OTHER DISPENSERS ARE SELF - SERVICE, OR IF REFILLS ARE PROVIDED THEY MUST BE PUSH BUTTON TYPES, OR LEVER TYPES WHERE THE LEVER CONTACTS THE CONTAINER AT LEAST ONE INCH BELOW THE RIM. 6. ANY OPENABLE WINDOWS VENT OPENINGS OR OTHER SIMILAR OPENINGS MUST BE PROVIDED WITH TIGHT FITTING SCREENS OF MINIMUM 16 -MESH TO THE INCH. WINDOWS TO BE FIXED AT FOOD PREP, UTENSIL - WASHING, OPEN FOOD AND UTENSIL STORAGE AREAS. 7. ALL EXTERIOR DOORS OPEN OUTWARD AND ARE SELF - CLOSING AND TIGHT FITTING. 8. BI -FOLD, FRENCH, ACCORDION STYLE AND ROLL -UP DOORS CANNOT OPEN INTO THE FOOD PREP, UTENSIL WASHING OR UNPACKAGED FOOD SERVICE AREAS. 9. TOILET ROOM AND DRESSING ROOM DOORS MUST BE SELF - CLOSING, SELF - LATCHING, TIGHT FITTING. 10. DELIVERY DOORS TO HAVE AIR CURTAIN FANS THAT SPAN THE WIDTH OVER THE DOOR. THE FAN MUST ACTIVATE VIA A MICROSWITCH PROVIDING A MINIMUM VELOCITY OF 1600 FPM MEASURED 3 FEET ABOVE THE FINISH FLOOR. 11. A MINIMUM OF 10 FOOT - CANDLES OF LIGHT MEASURED 30" OFF FLOOR IS PROVIDED IN WALK -IN REFRIGERATED STORAGE AND DRY STORAGE ROOMS AND AT LEAST 20 -FOOT CANDLES IS PROVIDED WHERE FOOD IS PROVIDED FOR CONSUMER SELF - SERVICE, WHERE FRESH PRODUCE OR PREPACKAGED FOODS ARE SOLD OR OFFERED FOR CONSUMPTION; INSIDE EQUIPMENT SUCH AS REACH -IN AND UNDER - COUNTER REFRIGERATORS; IN AREAS USED FOR HANDWASHING, WAREWASHING, EQUIPMENT AND UTENSIL STORAGE, AND IN TOILET ROOMS. 12. A MINIMUM OF 50 FOOT - CANDLES OF LIGHT MEASURED 30" OFF FLOOR IS PROVIDED WHEN WORKING WITH FOOD OR WORKING WITH UTENSILS OR EQUIPMENT SUCH AS KNIVES, SLICERS, GRINDERS, OR SAWS WHERE EMPLOYEE SAFETY IS A FACTOR AND IN ALL AREAS DURING PERIODS OF CLEANING. 13. SHATTER SHIELDS FOR ALL LIGHTS ABOVE FOOD PREPARATION, WORK, AND STORAGE AREAS WILL BE PROVIDED. 14. ALL WAREWASHING SINKS TO HAVE 3 COMPARTMENTS THAT ARE A MINIMUM SIZE OF AT LEAST 18 "x18 "x12" DEEP (OR 16 "x20 "x12" DEEP) WITH A MINIMUM 18" DRAIN BOARD AT EACH END. IF AGAINST A WALL, IT MUST HAVE AN 8" INTEGRAL BACK SPLASH. HOWEVER, IT MUST BE CAPABLE OF ACCOMMODATING THE LARGEST UTENSIL TO BE WASHED. A WAREWASHING MACHINE DOES NOT SUBSTITUTE FOR THE SINK REQUIREMENT. 15. SINKS TO HAVE SPOUT(S) CAPABLE OF REACHING EACH COMPARTMENT. 16. FOOD PREP SINK COMPARTMENT(S) TO BE AT LEAST 18 "x18 "x12" DEEP (OR 16 "x20 "x12" DEEP) WITH A MINIMUM 18" DRAIN BOARD. SEPARATE FOOD PREP SINKS TO BE PROVIDED FOR MEATS AND PRODUCE. 17. THE 3 OR 4 COMPARTMENT BAR SINK TO BE AT LEAST 12 "x12 "x10" DEEP (OR 10 "x14 "x10" DEEP) WITH A MINIMUM 18" DRAIN BOARD AT EACH END. 18. A SEPARATE WET WASTE DUMP FIXTURE SHALL BE PROVIDED FOR DISPOSAL OF DRINK OR WASTE ICE OR COFFEE WASTE. 19. EACH HANDWASHING SINK MUST HAVE PERMANENTLY MOUNTED SINGLE - SERVICE SOAP AND PAPER TOWEL DISPENSERS. 20. THE HOT WATER HEATER WILL BE A COMMERCIAL TYPE CAPABLE OF CONSTANTLY SUPPLYING HOT WATER AT A TEMPERATURE OF 120 °F TO ALL SINKS. IN SIZING THE WATER HEATER, THE PEAK HOURLY DEMAND FOR ALL SINKS, ETC., ARE ADDED TOGETHER TO DETERMINE THE MINIMUM REQUIRED RECOVERY RATE. 21. ALL LAVATORIES OR HAND SINKS WILL HAVE A COMBINATION FAUCET OR PREMIXING FAUCET CAPABLE OF SUPPLYING WATER TEMPERED TO 100 0F. SELF - CLOSING OR METERED FAUCET TO PROVIDE AT LEAST 15 SECONDS OF WATER WITHOUT REACTIVATION. 22. ALL PLUMBING, ELECTRICAL AND GAS LINES SHALL BE CONCEALED WITHIN THE BUILDING STRUCTURE TO AS GREAT AN EXTENT AS POSSIBLE. ALL EXPOSED CONDUITS, PLUMBING, ETC. SHALL BE INSTALLED AT LEAST 6" OFF FLOOR AND 3/4" FROM WALLS USING STANDOFF BRACKETS. 23. CONDUITS, PLUMBING OR PIPING CANNOT BE INSTALLED ACROSS ANY AISLE WAY, TRAFFIC AREA OR DOOR OPENING. 24. MULTIPLE RUNS OR CLUSTERS OF CONDUIT OR PIPELINES SHALL BE FURRED IN OR ENCASED IN AN APPROVED SEALED ENCLOSURE. 25. ALL LIQUID WASTE SHALL BE DRAINED BY MEANS OF INDIRECT WASTE PIPES INTO A FLOOR SINK. FLOOR SINKS ARE TO BE INSTALLED FLUSH WITH THE FINISHED FLOOR SURFACE AND HAVE SUITABLE EASILY REMOVABLE SAFETY COVER GRATES. 26. FLOOR SINK TO BE 50% EXPOSED WHEN NO ACCESS IS PROVIDED FOR CLEANING OR BE IN LINE WITH THE FRONT FACE OF ELEVATED FREESTANDING EQUIPMENT. 27. APPROVED BACKFLOW PREVENTION DEVICES SHALL BE PROPERLY INSTALLED UPSTREAM OF ANY POTENTIAL HAZARD BETWEEN THE POTABLE WATER SUPPLY AND A SOURCE OF CONTAMINATION. HOSES SHALL NOT BE ATTACHED TO A FAUCET OR HOSE 6166 UNLESS AN APPROVED BACKFLOW PREVENTER IS PROVIDED. 28. WATER SUPPLY TO CARBONATORS SHALL BE PROTECTED BY AN APPROVED REDUCED PRESSURE PRINCIPLE BACKFLOW PREVENTER. THE RELIEF VALVE SHALL DRAIN INDIRECTLY TO SEWER WITH A LEGAL AIR GAP. 29. FOR CLEANING FLOOR MATS, THE JANITORIAL SINK TO BE A MINIMUM 24" BY 36" FLOOR - MOUNTED TYPE. MOPS SHALL BE PLACED IN A POSITION THAT ALLOWS THEM TO AIR -DRY WITHOUT SOILING WALLS, EQUIPMENT, OR SUPPLIES. 30. THE JANITORIAL SINK FAUCET WILL HAVE A THREADED OUTER LIP FOR HOSE ATTACHMENT AND AN APPROVED BACKFLOW PREVENTION DEVICE. NO CHEMICAL DISPENSING SYSTEMS OR SHUTOFF VALVES TO BE ATTACHED TO MOP SINK FAUCET OUTLET (UNLESS A "SIDEKICK" PLUMBING DEVICE IS INSTALLED). 31. NO CONDENSATE OR WASTEWATER INCLUDING HVAC WILL DRAIN INTO THE JANITORIAL SINK. 32. GREASE TRAP TO BE LOCATED OUTSIDE THE FOOD SERVICE ACTIVITY AREA, FLUSH WITH THE FINISHED FLOOR WHEN INDOORS. LOCAL WASTEWATER DISTRICT OR BUILDING DEPARTMENT TO BE CONTACTED FOR GREASE REMOVAL REQUIREMENTS. 33. FLOOR DRAINS SHALL BE INSTALLED IN FLOORS THAT ARE WATER- FLUSHED FOR CLEANING AND IN AREAS WHERE PRESSURE SPRAY METHODS FOR CLEANING EQUIPMENT ARE USED, IN RESTROOMS, JANITORIAL ROOMS, SCULLERIES, AND AT BARS WITH WAREWASHING. FLOOR SURFACES IN AREAS PURSUANT TO THIS SHALL BE SLOPED 1:50 TO THE FLOOR DRAINS. 34. EXHAUST A MINIMUM OF 12 AIR CHANGES PER HOUR VENTILATION TO ALL TOILET ROOMS, JANITOR CLOSETS WITH MOP SINKS AND INDOOR TRASH ROOMS. 35. ADEQUATE VENTILATION IS TO BE PROVIDED IN DRESSING /CHANGE ROOM(S). 36. THE FLOOR FINISH WILL HAVE A SMOOTH SURFACE UNDER ALL EQUIPMENT AND WALKWAYS WILL HAVE A LIGHT TEXTURE ONLY. 37. THE PAINT USED ON WALLS AND CEILINGS OF ALL KITCHEN, FOOD PREPARATION, WORK, AND STORAGE AREAS WILL BE A GLOSS OR SEMI -GLOSS ENAMEL. FINISH MATERIAL SHALL BE A LIGHT COLOR IN FOOD PREP AREAS FOR EASY CLEANING. 38. PRIOR TO INSTALLATION SAMPLES OF FINISHES TO BE SUBMITTED TO ENVIRONMENTAL HEALTH FOR APPROVAL AS NEEDED. 39. COLD STORAGE ROOMS SHALL BE PROVIDED WITH A SECTION OF SHELVING INSTALLED TO HOLD SHALLOW COOL DOWN PANS -NOT TO EXCEED 4" IN HEIGHT. SPACE BETWEEN SHELVING TO BE AT LEAST 8" HIGH. 40. BACKUP DRY STORAGE SHELVING SHALL BE A MINIMUM OF 96 LINEAR FEET (MEASURED WITH TIERS) OR 25% OF KITCHEN, FOOD PREP, AND WORK AREAS, WHICHEVER IS GREATER. SHELVING SHALL BE AT LEAST 18 INCHES DEEP AND START A MINIMUM SIX INCHES OFF THE FLOOR SURFACE. 41. SHELVING OVER WET AREAS SINKS MOP SINKS ETC. AND FOOD PREP SURFACES WILL BE METAL. 42. ALL SEAMS, GAPS, OPENINGS TO BE PROPERLY SEALED. 43. MECHANICAL EXHAUST SYSTEM TO BE PROVIDED OVER ALL COOKING EQUIPMENT. 44. FIRE PROTECTION SYSTEMS TO BE PROVIDED PER CODES IF APPLICABLE. PROJECT DESCRIPTION: INTERIOR TENANT IMPROVEMENT TO THE FIRST FLOOR OF AN EXISTING MIXED -USE BUILDING. CHANGE OF M OCCUPANCY TO NEW B OCCUPANCY / COFFEE SHOP "TAKE -OUT SERVICE LIMITED ". TOTAL AREA OF REMODEL APPROXIMATELY 625 SF. SCOPE OF WORK SHALL INCLUDE: 1- N SEATING AREA 6 SEATS MAX. APPROXIMATELY 230 SF 2- (N) HALLWAY, APPROXIMATELY 20 SF 3- (N) SERVING BAR, APPROXIMATELY 190 SF 4- N PREP AREA APPROXIMATELY 105 SF 5- IN) ADA UNISEX RESTROOM APPROXIMATELY 70 SF 6- (N) LIGHTING & LTG TITLE 24 7- (N) ROOF MOUNT 2 -TON HVAC UNIT & MECH TITLE 24 8- (N) GAS 60 -GAL. WATER HEATER 9- (N) GREASE TRAP LOCATED OUTSIDE 10- (N) GAS & WATER METER TO CONNECT TO EXISTING & BACKLOW PREVENTER 11- (N) ROOF & 8" CMU WALL ENCLOSURE TO EXISTING TRASH AREA, APPROXIMATELY 75 SF EXISTING AND PROPOSED FLOOR AREAS: EXISTING AREAS SEATING AREA DISPLAY AREA 420 SF OFFICE ROOM 170 SF UNISEX RESTROOM 30 SF TOTAL: 625 SF PROPOSED AREAS 08/1512013 SEATING AREA 230 SF HALLWAY 20 SF SERVING BAR 190 SF PREP AREA 105 SF UNISEX RESTROOM 70 SF TOTAL: 625 SF I FIRE DEPARTMENT NOTES I VICINITY MAP (CITY OF NEWPORT BEACH) I 1. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL BE IN ACCORDANCE WITH CFC CHAPTER 14 (CFC 1401.1). 2. ADDRESS SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY (CFC 501.1, FHPS POLICY P- 00 -6). 3. DECORATIVE MATERIALS SHALL BE MAINTAINED IN A FLAME RETARDANT CONDITION. (TITLE 19, SEC. 3.08, 3.21: CFC 804). 4. AT LEAST ONE FIRE EXTINGUISHER WITH A MINIMUM RATING OF 2A1013C SHALL BE PROVIDED WITHIN 75' MAXIMUM TRAVEL DISTANCE FOR EACH 6000 SQ. FT. OR PORTION THEREOF ON EACH FLOOR. (CFC 906). 5. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE - EXTINGUISHING SYSTEMS, INCLUDING AUTOMATIC SPRINKLERS AND WET & DRY STANDPIPES; HALON SYSTEMS AND OTHER SPECIAL TYPES OF AUTOMATIC FIRE - EXTINGUISHING SYSTEMS; BASEMENT PIPE INLETS; AND OTHER FIRE - PROTECTION SYSTEMS AND APPURTENANCES THERETO SHALL BE SUBMITTED TO FIRE AND HAZARD PREVENTION SERVICES FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. (CFC 901.2). 6. FIRE - EXTINGUISHING SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH CFC 903 AND COMPLY WITH STANDARDS OF 903.3. 7. ALL VALVES CONTROLLING THE WATER SUPPLY FOR AUTOMATIC SPRINKLER SYSTEMS AND WATER FLOW SWITCHES ON ALL SPRINKLER SYSTEMS SHALL BE ELECTRONICALLY MONITORED WHERE THE NUMBER OF SPRINKLERS IS 20 OR MORE. CFC 903.4). 8. INSTALLATION OF FIRE ALARM SYSTEMS SHALL BE IN ACCORDANCE WITH CFC 907. 9. AT LEAST ONE FIRE EXTINGUISHER WITH A MINIMUM RATING OF 4- A -206C SHALL BE PROVIDED OUTSIDE EACH MECHANICAL, ELECTRICAL, OR BOILER ROOM. (UFC /CFC SEC. 1002, UFC STANDARD 10 -1, CAL. CODE REGS., TIT 19, SEC. 3.29) 10. FIRE PROTECTION, INCLUDING FIRE APPARATUS ACCESS ROADS AND WATER SUPPLIES FOR FIRE PROTECTION, SHALL BE INSTALLED AND MADE SERVICEABLE PRIOR TO AND DURING TIME OF CONSTRUCTION. (UFC /CFC SEC. 901.3, 8704.2, 8704.3) 11. PROVIDE AN APPROVED KEY BOX IN AN APPROVED LOCATION (UFC /CFC SEC. 902.4, FHPS POLICY K -00 -2) 12. EMERGENCY PLANS SHALL BE SUBMITTED TO FIRE AND HAZARD PREVENTION SERVICES FOR REVIEW AND APPROVAL PRIOR TO OCCUPANCY. (UFC /CFC SEC. 1303.4.2, CAL. CODE REGS., TIT 19, SEC. 3.09) 13. FLOOR LEVEL EXIT SIGNS, EXIT MARKERS, AND EXIT PATH MARKINGS SHALL BE PROVIDED IN ALL INTERIOR RATED EXIT CORRIDORS OF UNSPRINKLERED GROUP OCCUPANCIES. 14. COMPLETE PLANS AND SPECIFICATIONS FOR FIRE ALARM SYSTEMS SHALL BE SUBMITTED TO FIRE AND LIFE SAFETY FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION (CFC 907.1.1). 15. ALL COMMERCIAL TYPE COOKING EQUIPMENT SHALL BE PROTECTED BY AN APPROVED AUTOMATIC HOOD AND DUCT FIXED FIRE EXTINGUISHING SYSTEM PER NFPA 17 AND 96. PLANS MUST BE SUBMITTED TO FIRE DEPARTMENT PRIOR TO INSTALLATION. 16. PROVIDE ONE PORTABLE FIRE EXTINGUISHER, WHICH HAS A CLASSIFICATION OF 40 -6 FOR THE KITCHEN WITHIN 30FT. OF COMMERCIAL COOKING. 17. INTERIOR FINISH SHALL COMPLY WITH CBC CHAPTER 42. 18. BUILDING OCCUPANTS SHALL SECURE PERMITS REQUIRED BY THE FIRE DEPARTMENT FROM THE FIRE PREVENTION BUREAU PRIOR TO OCCUPYING THIS BUILDING. 19. AN APPROVED SET OF PLANS (BUILDING, FIRE KITCHEN HOOD SYSTEM, FIRE ALARM, ETC) SHALL BE ON THE JOB SITE DURING CONSTRUCTION. NO INSPECTIONS WILL BE MADE WITHOUT APPROVED PLANS. 20. AN APPROVED AUDIBLE SPRINKLER FLOW ALARM SHALL BE PROVIDED ON THE EXTERIOR OF THE BUILDING IN AN APPROVED LOCATION (CFC 903.4.2). 21. FIRE HYDRANTS SHALL COMPLY WITH FHPS POLICY F -96 -01 FOR ON -SITE FIRE HYDRANTS. FIRE HYDRANT LOCATIONS SHALL BE IDENTIFIED BY THE INSTALLATION OF REFLECTIVE MARKERS CFC SEC. 901.4.3. HWY 1 - PACIFIC COAST HWY I` Si � °I c O Q Q SHEET INDEX ARCHITECTURAL AOOO PROJECT INFORMATION A101 SITE PLAN A102 EXISTING / DEMO FLOOR PLAN A201 PROPOSED FLOOR PLAN FrA rld PAN N m P. AF ELEC / MECH /PLUMB ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com ENGUEER STAMP IIIIIIIIIIIII IIIIIIIIIII 0 v W W LL LL 0 V IME W 0 am 3 W Z to w N 0) Q w O UL J U U W In y_ w a- z W U ./q1 Li Z Lu 0 0 Q LL 2 qqT O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAIM BY PROJECT PHASE FR'ELIMINARY PLAN'S 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP AFFROUAL 11/1412013 SHEET PROJECT INFORMATION �2 (1) 2 BED 1 BATH UNIT ABOVE w w (E) R -3 / DWELLING UNIT U z APROX. 1,350 SQ.FT. w N " (NO WORK) w 1? O 1W < a w K la; O GAS METER ...: (N) GAS 1 - S METER PER ENGINEERING PLANS IIIIIIII IIIIIIII DIN i 1 (E) STAIRS TO IIIIIIII I RESIDENCES ABOVE I I (NO WORK) I 1 (E) TRASH AREA TO - HAVE NEW ROOF PER I 1 PLANS; SEE SHT. A204 (E) TRASH AREA TO 1 HAVE NEW ROOF PER j 1 (E) MASONRY PLANS; SEE SHT. A204 1 RETAINING WALL (N) ROOF MOUNTEDL_ HVAC PER ENGINEERING PLANS & SPECS (E) LOWER ROOF 1 1-STORY (E) ASPHALT PARKING (FLAT ROOF) (BELOW) �. . I (E) CONC. WALKWAY (E) 36" TALL PARAPET (LEVEL WITH ASPHALT) AROUND PERIMETER OF 1 LOWER ROOF, TYP. (NO WORK) - 1 I I DASHED LINE INDICATES GROUND FLOOR TENANTS 1 (N) HANDICAP BELOW, TYP. SPACE TO USE TWO EXISTING SPACES; 1 SEE SHT A001 & A002 6,7,8 1 A002 %) 1 SIDE PROPERTY LINE 94' -4" in (E) SECOND FLOOR (NO WORK) _ I HANDICAPPED ACCESSIBILITY NOTE C 1. AT LEAST ONE PRIMARY ENTRANCE SERVICE THE TENANT SPACE MUST MEET CURRENT ACCESS REQUIREMENTS. t 2. ACCESSIBLE PARKING SPACES SERVING THE BUILDING / TENANT SPACE MUST BE PROVIDED, AS WELL AS AN ACCESSIBLE ROUTE j OF TRAVEL. u '- 3. IF THE BUILDING INSPECTOR DETERMINES NONCOMPLIANCE WITH ANY ACCESSIBILITY PROVISIONS, HE /SHE SHALL REQUIRE COMPLETE, DETAILED PLANS CLEARLY SHOWING ALL EXISTING NON COMPLYING CONDITIONS AND THE PROPOSED MODIFICATIONS TO MEET CURRENT ACCESSIBILITY PROVISIONS AFFECTED BY THE REMODEL (INCLUDING SITE PLAN, FLOOR PLANS, DETAILS, ETC). K THE PLANS MUST BE STAMPED BY THE FIELD INSPECTOR AND RESUBMITTED TO THE BUILDING DEVELOPMENT REVIEW DIVISION. U U EXISTING SITE CONDITIONS U u r I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND DETERMINED THAT EXISTING CONDITIONS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE EXTENT REQUIRED BY LAW. D SIGNATURE: A,xi/l, J1, C7/!T%W/J.Ki('i DATE: 09 -23 -2013 r '- EXISTING RESTROOMS /SERVING AREAS L I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND C DETERMINED THAT EXISTING RESTROOMS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE D 0 EXTENT REQUIRED BY LAW. C I SIGNATURE: GP C7/1 Lei DATE: 09 -23 -2013 /8 G7 /6 /5 0 10 1.1 (E) ASPHALT PARKING (SEE NBMC 20.38.060) UP PRO F R T y< /NF A01 ` "BOARDWALK SPORTS" (E) B / RETAIL SALES APROX. 1,200 SQ.FT. (NO WORK) I I I I I (E) ELEC. 1 ROOM I I I I I I (E) 2 -CAR _ GARAGE_____ I(NO WORK) I I I L----- - - - --- (E) TRASH AREA (E) ASPHALT PARKING (SEE NBMC 20.38.060) I -I � I I � I WA" I � I �7 \4 \3 2 O I BPS �'. "CHARLIE'S CHILI" (E) B / RESTAURANT APROX. 1,100 SQ.FT, (NO WORK) 11 1 I1 1 1 1 1 1 1 I 1 1 1 1 1 � 1 1 I 1 1 1 1 1 I 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 oI 1 1 N 1� W j 1? 1 1 ;7 1 W O l o- -- 1Z ILL APN 047 - 153 -12 -00 PROJECT ADDRESS : 104 McFADDEN PLACE ZONE: MU -W2 LOT AREA: 11,000 SQ.FT. (NO CHANGES) GROSS FLOOR AREA: 8,800 SQ.FT. (NO CHANGES) FLOOR AREA RATIO: 0.40 NONRESIDENTIAL 1 0.21 RESIDENTIAL (NO CHANGES) BUILDING I LOT COVERAGE: 46.9% (NO CHANGES) BUILDING HEIGHT: 21' -0" T.O.PARAPET 2 -STORY (NO CHANGES) 12' -0" T.O.PARAPET 1 -STORY (NO CHANGES) NO. OF STORIES: 2 STORIES 1 1 STORY @ TI SPACE (NO CHANGES) LANDSCAPING: 1% COVERAGE (NO CHANGES) PAVING: 60% COVERAGE (NO CHANGES) PARKING: 1 SPACE PER 250 SF (NO CHANGES) 10 SPACES & 1 H/C STALL (SEE NBMC 20.38.060) NO. OF DWELLING UNITS: 2 DWELLING UNITS R -1 OCCUP. 2ND FLOOR ONLY (NO CHANGES) NO. OF NONRESIDENTIAL UNITS: 5 COMMERCIAL TENANT SPACES (4) B- OCCUP. & (1) A -2 OCCUP. GROUND FLOOR ONLY (NO INCREASE IN SQ.FT. OR BLDG FOOTPRINT) [Ell IE DASHED LINE INDICATES (E) 4' -0" WIDE AWNING / RESIDENTIAL BALCONY ABOVE (NO WORK) DASHED LINE INDICATES (E) 2 DWELLING UNITS ABOVE, TYP. (NO WORK) (E) MAIN ENTRY (E) 1 -STORY �1 1 ® (E) PLANTERS, TYP. 1 /104 McFADDEN PL. 1 ; (N) B / COFFEE SHOP 1 EXISTING "SHELL SHOP" APROX. 625 SQ.FT. 1 1 1 (E) B / RETAIL SALES APROX. 625 SQ.FT. 1 1 PROPOSED 1 1 11 "NEWPORT COFFEE CO." 1 1 1 (N) B I TAKE -OUT LIMITED 1 APROX. 625 SQ.FT. "JANE'S CORNDOGS" (E) B / TAKE -OUT LIMITED APROX. 700 SQ.FT. 1 11� DASHED LINE INDICATES (NO WORK) 1 (E) 4' -0" WIDE AWNING 11 1; ABOVE (NO WORK) 1 1 11 1' 1� ACCESSIBLE PATH OF 1 1 ; TRAVEL TO T. I. SPACE 1 1 1 11 "THE PIER SHOP" (E) B / RETAIL SALES 1 APROX. 800 SQ.FT. 1 1 11 (NO WORK) 1 1 -- -- - - - - -1 L (E) P.C.C. SIDEWALK , (E) P.C.C. CURB ACCESSIBLE PATH OF (E)PLANTER 11' -8" 22' -0" 9' -9' S' -0 TRAVEL TO T.I. SPACE (E) P.C.C. DRIVEWAY (N) 1" WATER METER & BACKFLOW PREVENTER PER ENGINEERING PLANS (SEPARATE ENCROACHMENT PERMIT (N) LANDSCAPING (E) WATER METER IS REQUIRED FOR WORK IN THE PUBLIC RIGHT OF WAY) PER N.B.M.C. (NO WORK) 1 (N) LANDSCAPING PER N.B.M.C. - ��-------------- - - - - -- COURT STREET \ SITE PLAN NEWPORT PIER PLAZA McFADDEN SQUARE SCALE: 1" = 10' -0" NBMC 20.38.060 NONCONFORMING PARKING: B. NONRESIDENTIAL. WHERE NONRESIDENTIAL STRUCTURES AND USES ARE NONCONFORMING BECAUSE THEY DO NOT PROVIDE THE REQUIRED NUMBER OF PARKING SPACES, THE FOLLOWING PROVISIONS SHALL APPLY: 1. CHANGE OF USE. A NONCONFORMING USE IN A NONRESIDENTIAL ZONING DISTRICT, AND IN AREAS WHERE RESIDENTIAL USES ARE NOT ALLOWED IN A PLANNED COMMUNITY DISTRICTS OR SPECIFIC PLAN DISTRICTS, MAY BE CHANGED TO A NEW USE ALLOWED IN THAT ZONING DISTRICT WITHOUT PROVIDING ADDITIONAL PARKING, PROVIDED NO INTENSIFICATION OR ENLARGEMENT (eg. INCREASE IN FLOOR AREA OR LOT AREA) OCCURS AND THE NEW USE REQUIRES A PARKING RATE OF NO MORE THAN ONE SPACE PER TWO HUNDRED FIFTY (1:250 sf) SQUARE FEET OF GROSS BUILDING AREA. Im Im PUBLIC PARKING A, / / GENERAL NOTES 1. ALL PROPERTY LINES, EASEMENTS, ARE SHOWN (BOTH EXISTING AND PROPOSED) TO THE BEST OF THE DESIGNER'S KNOWLEDGE. 2. EXTERIOR WALLS LESS THAN 5' (FEET) TO THE PROPERTY LINE SHALL BE 1 -HOUR CONSTRUCTION. 3. ALL EXISTING VEGETATION TO BE REMOVED OR RETAINED SHALL BE VERIFIED WITH THE OWNER. 4. ALL WALKS TO BE LESS THAN 5% SLOPE AT ALL DOORS AND GATES. 5. PROVIDE MINIMUM 60" (INCHES) LANDINGS WITH 2% SLOPE AT ALL DOORS AND GATES. 6. ALL SURFACE WATER TO DRAIN AWAY FROM BUILDING PER SECTION 1803.3. MINIMUM 2% GRADE AT IMPERVIOUS SURFACES AND MINIMUM 5% GRADE AT PERVIOUS SURFACES. 7. OWNER TO OBTAIN CONSTRUCTION PERMIT FROM THE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO WORKING IN THE PUBLIC RIGHT -OF -WAY. FAILURE TO DO SO WILL RESULT IN ISSUANCE OF A STOP WORK NOTICE AND DOUBLE PERMIT FEES. IT IS THE RESPONSIBILITY OF THE OWNER TO KNOW WHERE HIS PROPERTY LINE IS. 8. ALL UTILITIES SERVING THIS SITE SHALL BE INSTALLED UNDERGROUND. 9. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. DEMOLITION NOTES 1. IF EXISTING SERVICES OTHER THAN THOSE INDICATED ARE ENCOUNTERED AND REQUIRE PROTECTION OR RELOCATION, A REQUEST FROM THE DESIGNER /ENGINEER, IN WRITING, FOR THE DECISION OR DISPOSITION WILL BE REQUIRED. 2. IF EXISTING UTILITIES WHICH ARE ENCOUNTERED DURING THE WORK AND ARE NOT IN SERVICE, SHALL BE REMOVED AT THE EXPENSE OF THE CONTRACTOR. PIPES AND OTHER UTILITIES AND MATERIALS ARE TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 3. WHERE MATERIAL TO BE REMOVED ABUTS MATERIAL SCHEDULED TO REMAIN STRAIGHT AND TRUE: THE MATERIAL TO REMAIN IS TO BE PROTECTED FROM DAMAGE DURING THE WORK UNDER THIS CONTRACT. 4. ALL REMOVED MATERIAL NOT SCHEDULED FOR SALVAGE IS TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 5. SURFACE OR SUB - SURFACE WATER OR OTHER FLUIDS ARE NOT PERMITTED TO ACCUMULATE DURING EXCAVATION NOR IN OR ABOUT THE PREMISES AND VICINITY THEREOF. 6. EQUIPMENT AND METHOD USED IS TO BE THE CONTRACTOR'S OPTION. WORK IS PERFORMED IN AN ORDERLY MANNER, ONLY AFTER COMPLIANCE WITH ALL SAFETY PRECAUTIONS HAVE BEEN MET. REMOVE ALL DEBRIS AND KEEP DUST TO A MINIMUM. 7. EXISTING FOOTINGS AND SLAB TO REMAIN. PORTIONS OF EXISTING WALLS TO BE REMOVED AS SHOWN. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY LINE LOCATIONS AND SERVICE. 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. STORM WATER RMP NOTES 1. SUFFICIENT BMPs MUST BE INSTALLED TO PREVENT SILT, MUD, OR OTHER CONSTRUCTION DEBRIS FROM BEING TRACKED INTO THE ADJACENT STREET(S) OR STORM WATER CONVEYANCE SYSTEMS DUE TO CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING ANY SUCH DEBRIS THAT MAY BE IN THE STREET AT THE END OF EACH WORK DAY OR AFTER A STORM EVENT THAT CAUSES A BREECH IN THE INSTALLED CONSTRUCTION BMPs. 2. ALL STOCK PIKES OF UNCOMPACTED SOIL AND /OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT UNPROTECTED FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE PROVIDED WITH EROSION AND SEDIMENT CONTROLS. SUCH SOIL MUST BE PROTECTED EACH DAY WHEN THE PROBABILITY OF RAIN IS 40% OR GREATER. 3. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON THE SITE. 4. ALL EROSION /SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED IN WORKING ORDER AT ALL TIMES. 5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. 6. THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. 7. THIS PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE STATE PERMIT & CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD, AND LOCAL GOVERNING AGENCIES. LEGEND EXISTING BUILDING PROPERTY LINE - - - - - - STREET CENTER LINE ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com ENGUEER STAMP 0 v W W um um O V H OC O W Z M co co N Z O LL J U U MW W O a. Lu z U a. W LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FRELIMINARY PLAN'S 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP AFFROUAL 11/1412013 SHEET SITE PLAN EXISTING CURB EXISTING AWNING / FLOOR ABOVE Q 22 op 11. i1. Y (1) 2 BED 1 BATH UNIT ABOVE 3 3: (E) R -3 / DWELLING UNIT A APROX. 1,000 SQ.FT. z z (NO WORK) z r... 1 _ _ z z N J J .._', w w 1 : ( (E) BALCONY RAILINGS p p (NO WORK) (n N N O o 0 1 ( (E) BALCONY (NO WORK) p p o Lo SIDE PROPERTY LINE 94' -4" in (E) SECOND FLOOR (NO WORK) _ I HANDICAPPED ACCESSIBILITY NOTE C 1. AT LEAST ONE PRIMARY ENTRANCE SERVICE THE TENANT SPACE MUST MEET CURRENT ACCESS REQUIREMENTS. t 2. ACCESSIBLE PARKING SPACES SERVING THE BUILDING / TENANT SPACE MUST BE PROVIDED, AS WELL AS AN ACCESSIBLE ROUTE j OF TRAVEL. u '- 3. IF THE BUILDING INSPECTOR DETERMINES NONCOMPLIANCE WITH ANY ACCESSIBILITY PROVISIONS, HE /SHE SHALL REQUIRE COMPLETE, DETAILED PLANS CLEARLY SHOWING ALL EXISTING NON COMPLYING CONDITIONS AND THE PROPOSED MODIFICATIONS TO MEET CURRENT ACCESSIBILITY PROVISIONS AFFECTED BY THE REMODEL (INCLUDING SITE PLAN, FLOOR PLANS, DETAILS, ETC). K THE PLANS MUST BE STAMPED BY THE FIELD INSPECTOR AND RESUBMITTED TO THE BUILDING DEVELOPMENT REVIEW DIVISION. U U EXISTING SITE CONDITIONS U u r I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND DETERMINED THAT EXISTING CONDITIONS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE EXTENT REQUIRED BY LAW. D SIGNATURE: A,xi/l, J1, C7/!T%W/J.Ki('i DATE: 09 -23 -2013 r '- EXISTING RESTROOMS /SERVING AREAS L I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND C DETERMINED THAT EXISTING RESTROOMS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE D 0 EXTENT REQUIRED BY LAW. C I SIGNATURE: GP C7/1 Lei DATE: 09 -23 -2013 /8 G7 /6 /5 0 10 1.1 (E) ASPHALT PARKING (SEE NBMC 20.38.060) UP PRO F R T y< /NF A01 ` "BOARDWALK SPORTS" (E) B / RETAIL SALES APROX. 1,200 SQ.FT. (NO WORK) I I I I I (E) ELEC. 1 ROOM I I I I I I (E) 2 -CAR _ GARAGE_____ I(NO WORK) I I I L----- - - - --- (E) TRASH AREA (E) ASPHALT PARKING (SEE NBMC 20.38.060) I -I � I I � I WA" I � I �7 \4 \3 2 O I BPS �'. "CHARLIE'S CHILI" (E) B / RESTAURANT APROX. 1,100 SQ.FT, (NO WORK) 11 1 I1 1 1 1 1 1 1 I 1 1 1 1 1 � 1 1 I 1 1 1 1 1 I 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 oI 1 1 N 1� W j 1? 1 1 ;7 1 W O l o- -- 1Z ILL APN 047 - 153 -12 -00 PROJECT ADDRESS : 104 McFADDEN PLACE ZONE: MU -W2 LOT AREA: 11,000 SQ.FT. (NO CHANGES) GROSS FLOOR AREA: 8,800 SQ.FT. (NO CHANGES) FLOOR AREA RATIO: 0.40 NONRESIDENTIAL 1 0.21 RESIDENTIAL (NO CHANGES) BUILDING I LOT COVERAGE: 46.9% (NO CHANGES) BUILDING HEIGHT: 21' -0" T.O.PARAPET 2 -STORY (NO CHANGES) 12' -0" T.O.PARAPET 1 -STORY (NO CHANGES) NO. OF STORIES: 2 STORIES 1 1 STORY @ TI SPACE (NO CHANGES) LANDSCAPING: 1% COVERAGE (NO CHANGES) PAVING: 60% COVERAGE (NO CHANGES) PARKING: 1 SPACE PER 250 SF (NO CHANGES) 10 SPACES & 1 H/C STALL (SEE NBMC 20.38.060) NO. OF DWELLING UNITS: 2 DWELLING UNITS R -1 OCCUP. 2ND FLOOR ONLY (NO CHANGES) NO. OF NONRESIDENTIAL UNITS: 5 COMMERCIAL TENANT SPACES (4) B- OCCUP. & (1) A -2 OCCUP. GROUND FLOOR ONLY (NO INCREASE IN SQ.FT. OR BLDG FOOTPRINT) [Ell IE DASHED LINE INDICATES (E) 4' -0" WIDE AWNING / RESIDENTIAL BALCONY ABOVE (NO WORK) DASHED LINE INDICATES (E) 2 DWELLING UNITS ABOVE, TYP. (NO WORK) (E) MAIN ENTRY (E) 1 -STORY �1 1 ® (E) PLANTERS, TYP. 1 /104 McFADDEN PL. 1 ; (N) B / COFFEE SHOP 1 EXISTING "SHELL SHOP" APROX. 625 SQ.FT. 1 1 1 (E) B / RETAIL SALES APROX. 625 SQ.FT. 1 1 PROPOSED 1 1 11 "NEWPORT COFFEE CO." 1 1 1 (N) B I TAKE -OUT LIMITED 1 APROX. 625 SQ.FT. "JANE'S CORNDOGS" (E) B / TAKE -OUT LIMITED APROX. 700 SQ.FT. 1 11� DASHED LINE INDICATES (NO WORK) 1 (E) 4' -0" WIDE AWNING 11 1; ABOVE (NO WORK) 1 1 11 1' 1� ACCESSIBLE PATH OF 1 1 ; TRAVEL TO T. I. SPACE 1 1 1 11 "THE PIER SHOP" (E) B / RETAIL SALES 1 APROX. 800 SQ.FT. 1 1 11 (NO WORK) 1 1 -- -- - - - - -1 L (E) P.C.C. SIDEWALK , (E) P.C.C. CURB ACCESSIBLE PATH OF (E)PLANTER 11' -8" 22' -0" 9' -9' S' -0 TRAVEL TO T.I. SPACE (E) P.C.C. DRIVEWAY (N) 1" WATER METER & BACKFLOW PREVENTER PER ENGINEERING PLANS (SEPARATE ENCROACHMENT PERMIT (N) LANDSCAPING (E) WATER METER IS REQUIRED FOR WORK IN THE PUBLIC RIGHT OF WAY) PER N.B.M.C. (NO WORK) 1 (N) LANDSCAPING PER N.B.M.C. - ��-------------- - - - - -- COURT STREET \ SITE PLAN NEWPORT PIER PLAZA McFADDEN SQUARE SCALE: 1" = 10' -0" NBMC 20.38.060 NONCONFORMING PARKING: B. NONRESIDENTIAL. WHERE NONRESIDENTIAL STRUCTURES AND USES ARE NONCONFORMING BECAUSE THEY DO NOT PROVIDE THE REQUIRED NUMBER OF PARKING SPACES, THE FOLLOWING PROVISIONS SHALL APPLY: 1. CHANGE OF USE. A NONCONFORMING USE IN A NONRESIDENTIAL ZONING DISTRICT, AND IN AREAS WHERE RESIDENTIAL USES ARE NOT ALLOWED IN A PLANNED COMMUNITY DISTRICTS OR SPECIFIC PLAN DISTRICTS, MAY BE CHANGED TO A NEW USE ALLOWED IN THAT ZONING DISTRICT WITHOUT PROVIDING ADDITIONAL PARKING, PROVIDED NO INTENSIFICATION OR ENLARGEMENT (eg. INCREASE IN FLOOR AREA OR LOT AREA) OCCURS AND THE NEW USE REQUIRES A PARKING RATE OF NO MORE THAN ONE SPACE PER TWO HUNDRED FIFTY (1:250 sf) SQUARE FEET OF GROSS BUILDING AREA. Im Im PUBLIC PARKING A, / / GENERAL NOTES 1. ALL PROPERTY LINES, EASEMENTS, ARE SHOWN (BOTH EXISTING AND PROPOSED) TO THE BEST OF THE DESIGNER'S KNOWLEDGE. 2. EXTERIOR WALLS LESS THAN 5' (FEET) TO THE PROPERTY LINE SHALL BE 1 -HOUR CONSTRUCTION. 3. ALL EXISTING VEGETATION TO BE REMOVED OR RETAINED SHALL BE VERIFIED WITH THE OWNER. 4. ALL WALKS TO BE LESS THAN 5% SLOPE AT ALL DOORS AND GATES. 5. PROVIDE MINIMUM 60" (INCHES) LANDINGS WITH 2% SLOPE AT ALL DOORS AND GATES. 6. ALL SURFACE WATER TO DRAIN AWAY FROM BUILDING PER SECTION 1803.3. MINIMUM 2% GRADE AT IMPERVIOUS SURFACES AND MINIMUM 5% GRADE AT PERVIOUS SURFACES. 7. OWNER TO OBTAIN CONSTRUCTION PERMIT FROM THE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO WORKING IN THE PUBLIC RIGHT -OF -WAY. FAILURE TO DO SO WILL RESULT IN ISSUANCE OF A STOP WORK NOTICE AND DOUBLE PERMIT FEES. IT IS THE RESPONSIBILITY OF THE OWNER TO KNOW WHERE HIS PROPERTY LINE IS. 8. ALL UTILITIES SERVING THIS SITE SHALL BE INSTALLED UNDERGROUND. 9. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. DEMOLITION NOTES 1. IF EXISTING SERVICES OTHER THAN THOSE INDICATED ARE ENCOUNTERED AND REQUIRE PROTECTION OR RELOCATION, A REQUEST FROM THE DESIGNER /ENGINEER, IN WRITING, FOR THE DECISION OR DISPOSITION WILL BE REQUIRED. 2. IF EXISTING UTILITIES WHICH ARE ENCOUNTERED DURING THE WORK AND ARE NOT IN SERVICE, SHALL BE REMOVED AT THE EXPENSE OF THE CONTRACTOR. PIPES AND OTHER UTILITIES AND MATERIALS ARE TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 3. WHERE MATERIAL TO BE REMOVED ABUTS MATERIAL SCHEDULED TO REMAIN STRAIGHT AND TRUE: THE MATERIAL TO REMAIN IS TO BE PROTECTED FROM DAMAGE DURING THE WORK UNDER THIS CONTRACT. 4. ALL REMOVED MATERIAL NOT SCHEDULED FOR SALVAGE IS TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 5. SURFACE OR SUB - SURFACE WATER OR OTHER FLUIDS ARE NOT PERMITTED TO ACCUMULATE DURING EXCAVATION NOR IN OR ABOUT THE PREMISES AND VICINITY THEREOF. 6. EQUIPMENT AND METHOD USED IS TO BE THE CONTRACTOR'S OPTION. WORK IS PERFORMED IN AN ORDERLY MANNER, ONLY AFTER COMPLIANCE WITH ALL SAFETY PRECAUTIONS HAVE BEEN MET. REMOVE ALL DEBRIS AND KEEP DUST TO A MINIMUM. 7. EXISTING FOOTINGS AND SLAB TO REMAIN. PORTIONS OF EXISTING WALLS TO BE REMOVED AS SHOWN. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY LINE LOCATIONS AND SERVICE. 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. STORM WATER RMP NOTES 1. SUFFICIENT BMPs MUST BE INSTALLED TO PREVENT SILT, MUD, OR OTHER CONSTRUCTION DEBRIS FROM BEING TRACKED INTO THE ADJACENT STREET(S) OR STORM WATER CONVEYANCE SYSTEMS DUE TO CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING ANY SUCH DEBRIS THAT MAY BE IN THE STREET AT THE END OF EACH WORK DAY OR AFTER A STORM EVENT THAT CAUSES A BREECH IN THE INSTALLED CONSTRUCTION BMPs. 2. ALL STOCK PIKES OF UNCOMPACTED SOIL AND /OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT UNPROTECTED FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE PROVIDED WITH EROSION AND SEDIMENT CONTROLS. SUCH SOIL MUST BE PROTECTED EACH DAY WHEN THE PROBABILITY OF RAIN IS 40% OR GREATER. 3. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON THE SITE. 4. ALL EROSION /SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED IN WORKING ORDER AT ALL TIMES. 5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. 6. THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. 7. THIS PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE STATE PERMIT & CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD, AND LOCAL GOVERNING AGENCIES. LEGEND EXISTING BUILDING PROPERTY LINE - - - - - - STREET CENTER LINE ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com ENGUEER STAMP 0 v W W um um O V H OC O W Z M co co N Z O LL J U U MW W O a. Lu z U a. W LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FRELIMINARY PLAN'S 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP AFFROUAL 11/1412013 SHEET SITE PLAN EXISTING CURB EXISTING AWNING / FLOOR ABOVE Q 22 I HANDICAPPED ACCESSIBILITY NOTE C 1. AT LEAST ONE PRIMARY ENTRANCE SERVICE THE TENANT SPACE MUST MEET CURRENT ACCESS REQUIREMENTS. t 2. ACCESSIBLE PARKING SPACES SERVING THE BUILDING / TENANT SPACE MUST BE PROVIDED, AS WELL AS AN ACCESSIBLE ROUTE j OF TRAVEL. u '- 3. IF THE BUILDING INSPECTOR DETERMINES NONCOMPLIANCE WITH ANY ACCESSIBILITY PROVISIONS, HE /SHE SHALL REQUIRE COMPLETE, DETAILED PLANS CLEARLY SHOWING ALL EXISTING NON COMPLYING CONDITIONS AND THE PROPOSED MODIFICATIONS TO MEET CURRENT ACCESSIBILITY PROVISIONS AFFECTED BY THE REMODEL (INCLUDING SITE PLAN, FLOOR PLANS, DETAILS, ETC). K THE PLANS MUST BE STAMPED BY THE FIELD INSPECTOR AND RESUBMITTED TO THE BUILDING DEVELOPMENT REVIEW DIVISION. U U EXISTING SITE CONDITIONS U u r I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND DETERMINED THAT EXISTING CONDITIONS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE EXTENT REQUIRED BY LAW. D SIGNATURE: A,xi/l, J1, C7/!T%W/J.Ki('i DATE: 09 -23 -2013 r '- EXISTING RESTROOMS /SERVING AREAS L I AM THE DESIGNER / OR OWNER IN RESPONSIBLE CHARGE OF THIS PROJECT. I HAVE INSPECTED THE SITE / PREMISES AND C DETERMINED THAT EXISTING RESTROOMS ARE IN FULL COMPLIANCE WITH CURRENT SITE ACCESSIBILITY REQUIREMENTS, TO THE D 0 EXTENT REQUIRED BY LAW. C I SIGNATURE: GP C7/1 Lei DATE: 09 -23 -2013 /8 G7 /6 /5 0 10 1.1 (E) ASPHALT PARKING (SEE NBMC 20.38.060) UP PRO F R T y< /NF A01 ` "BOARDWALK SPORTS" (E) B / RETAIL SALES APROX. 1,200 SQ.FT. (NO WORK) I I I I I (E) ELEC. 1 ROOM I I I I I I (E) 2 -CAR _ GARAGE_____ I(NO WORK) I I I L----- - - - --- (E) TRASH AREA (E) ASPHALT PARKING (SEE NBMC 20.38.060) I -I � I I � I WA" I � I �7 \4 \3 2 O I BPS �'. "CHARLIE'S CHILI" (E) B / RESTAURANT APROX. 1,100 SQ.FT, (NO WORK) 11 1 I1 1 1 1 1 1 1 I 1 1 1 1 1 � 1 1 I 1 1 1 1 1 I 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 oI 1 1 N 1� W j 1? 1 1 ;7 1 W O l o- -- 1Z ILL APN 047 - 153 -12 -00 PROJECT ADDRESS : 104 McFADDEN PLACE ZONE: MU -W2 LOT AREA: 11,000 SQ.FT. (NO CHANGES) GROSS FLOOR AREA: 8,800 SQ.FT. (NO CHANGES) FLOOR AREA RATIO: 0.40 NONRESIDENTIAL 1 0.21 RESIDENTIAL (NO CHANGES) BUILDING I LOT COVERAGE: 46.9% (NO CHANGES) BUILDING HEIGHT: 21' -0" T.O.PARAPET 2 -STORY (NO CHANGES) 12' -0" T.O.PARAPET 1 -STORY (NO CHANGES) NO. OF STORIES: 2 STORIES 1 1 STORY @ TI SPACE (NO CHANGES) LANDSCAPING: 1% COVERAGE (NO CHANGES) PAVING: 60% COVERAGE (NO CHANGES) PARKING: 1 SPACE PER 250 SF (NO CHANGES) 10 SPACES & 1 H/C STALL (SEE NBMC 20.38.060) NO. OF DWELLING UNITS: 2 DWELLING UNITS R -1 OCCUP. 2ND FLOOR ONLY (NO CHANGES) NO. OF NONRESIDENTIAL UNITS: 5 COMMERCIAL TENANT SPACES (4) B- OCCUP. & (1) A -2 OCCUP. GROUND FLOOR ONLY (NO INCREASE IN SQ.FT. OR BLDG FOOTPRINT) [Ell IE DASHED LINE INDICATES (E) 4' -0" WIDE AWNING / RESIDENTIAL BALCONY ABOVE (NO WORK) DASHED LINE INDICATES (E) 2 DWELLING UNITS ABOVE, TYP. (NO WORK) (E) MAIN ENTRY (E) 1 -STORY �1 1 ® (E) PLANTERS, TYP. 1 /104 McFADDEN PL. 1 ; (N) B / COFFEE SHOP 1 EXISTING "SHELL SHOP" APROX. 625 SQ.FT. 1 1 1 (E) B / RETAIL SALES APROX. 625 SQ.FT. 1 1 PROPOSED 1 1 11 "NEWPORT COFFEE CO." 1 1 1 (N) B I TAKE -OUT LIMITED 1 APROX. 625 SQ.FT. "JANE'S CORNDOGS" (E) B / TAKE -OUT LIMITED APROX. 700 SQ.FT. 1 11� DASHED LINE INDICATES (NO WORK) 1 (E) 4' -0" WIDE AWNING 11 1; ABOVE (NO WORK) 1 1 11 1' 1� ACCESSIBLE PATH OF 1 1 ; TRAVEL TO T. I. SPACE 1 1 1 11 "THE PIER SHOP" (E) B / RETAIL SALES 1 APROX. 800 SQ.FT. 1 1 11 (NO WORK) 1 1 -- -- - - - - -1 L (E) P.C.C. SIDEWALK , (E) P.C.C. CURB ACCESSIBLE PATH OF (E)PLANTER 11' -8" 22' -0" 9' -9' S' -0 TRAVEL TO T.I. SPACE (E) P.C.C. DRIVEWAY (N) 1" WATER METER & BACKFLOW PREVENTER PER ENGINEERING PLANS (SEPARATE ENCROACHMENT PERMIT (N) LANDSCAPING (E) WATER METER IS REQUIRED FOR WORK IN THE PUBLIC RIGHT OF WAY) PER N.B.M.C. (NO WORK) 1 (N) LANDSCAPING PER N.B.M.C. - ��-------------- - - - - -- COURT STREET \ SITE PLAN NEWPORT PIER PLAZA McFADDEN SQUARE SCALE: 1" = 10' -0" NBMC 20.38.060 NONCONFORMING PARKING: B. NONRESIDENTIAL. WHERE NONRESIDENTIAL STRUCTURES AND USES ARE NONCONFORMING BECAUSE THEY DO NOT PROVIDE THE REQUIRED NUMBER OF PARKING SPACES, THE FOLLOWING PROVISIONS SHALL APPLY: 1. CHANGE OF USE. A NONCONFORMING USE IN A NONRESIDENTIAL ZONING DISTRICT, AND IN AREAS WHERE RESIDENTIAL USES ARE NOT ALLOWED IN A PLANNED COMMUNITY DISTRICTS OR SPECIFIC PLAN DISTRICTS, MAY BE CHANGED TO A NEW USE ALLOWED IN THAT ZONING DISTRICT WITHOUT PROVIDING ADDITIONAL PARKING, PROVIDED NO INTENSIFICATION OR ENLARGEMENT (eg. INCREASE IN FLOOR AREA OR LOT AREA) OCCURS AND THE NEW USE REQUIRES A PARKING RATE OF NO MORE THAN ONE SPACE PER TWO HUNDRED FIFTY (1:250 sf) SQUARE FEET OF GROSS BUILDING AREA. Im Im PUBLIC PARKING A, / / GENERAL NOTES 1. ALL PROPERTY LINES, EASEMENTS, ARE SHOWN (BOTH EXISTING AND PROPOSED) TO THE BEST OF THE DESIGNER'S KNOWLEDGE. 2. EXTERIOR WALLS LESS THAN 5' (FEET) TO THE PROPERTY LINE SHALL BE 1 -HOUR CONSTRUCTION. 3. ALL EXISTING VEGETATION TO BE REMOVED OR RETAINED SHALL BE VERIFIED WITH THE OWNER. 4. ALL WALKS TO BE LESS THAN 5% SLOPE AT ALL DOORS AND GATES. 5. PROVIDE MINIMUM 60" (INCHES) LANDINGS WITH 2% SLOPE AT ALL DOORS AND GATES. 6. ALL SURFACE WATER TO DRAIN AWAY FROM BUILDING PER SECTION 1803.3. MINIMUM 2% GRADE AT IMPERVIOUS SURFACES AND MINIMUM 5% GRADE AT PERVIOUS SURFACES. 7. OWNER TO OBTAIN CONSTRUCTION PERMIT FROM THE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO WORKING IN THE PUBLIC RIGHT -OF -WAY. FAILURE TO DO SO WILL RESULT IN ISSUANCE OF A STOP WORK NOTICE AND DOUBLE PERMIT FEES. IT IS THE RESPONSIBILITY OF THE OWNER TO KNOW WHERE HIS PROPERTY LINE IS. 8. ALL UTILITIES SERVING THIS SITE SHALL BE INSTALLED UNDERGROUND. 9. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. DEMOLITION NOTES 1. IF EXISTING SERVICES OTHER THAN THOSE INDICATED ARE ENCOUNTERED AND REQUIRE PROTECTION OR RELOCATION, A REQUEST FROM THE DESIGNER /ENGINEER, IN WRITING, FOR THE DECISION OR DISPOSITION WILL BE REQUIRED. 2. IF EXISTING UTILITIES WHICH ARE ENCOUNTERED DURING THE WORK AND ARE NOT IN SERVICE, SHALL BE REMOVED AT THE EXPENSE OF THE CONTRACTOR. PIPES AND OTHER UTILITIES AND MATERIALS ARE TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 3. WHERE MATERIAL TO BE REMOVED ABUTS MATERIAL SCHEDULED TO REMAIN STRAIGHT AND TRUE: THE MATERIAL TO REMAIN IS TO BE PROTECTED FROM DAMAGE DURING THE WORK UNDER THIS CONTRACT. 4. ALL REMOVED MATERIAL NOT SCHEDULED FOR SALVAGE IS TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 5. SURFACE OR SUB - SURFACE WATER OR OTHER FLUIDS ARE NOT PERMITTED TO ACCUMULATE DURING EXCAVATION NOR IN OR ABOUT THE PREMISES AND VICINITY THEREOF. 6. EQUIPMENT AND METHOD USED IS TO BE THE CONTRACTOR'S OPTION. WORK IS PERFORMED IN AN ORDERLY MANNER, ONLY AFTER COMPLIANCE WITH ALL SAFETY PRECAUTIONS HAVE BEEN MET. REMOVE ALL DEBRIS AND KEEP DUST TO A MINIMUM. 7. EXISTING FOOTINGS AND SLAB TO REMAIN. PORTIONS OF EXISTING WALLS TO BE REMOVED AS SHOWN. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY LINE LOCATIONS AND SERVICE. 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. STORM WATER RMP NOTES 1. SUFFICIENT BMPs MUST BE INSTALLED TO PREVENT SILT, MUD, OR OTHER CONSTRUCTION DEBRIS FROM BEING TRACKED INTO THE ADJACENT STREET(S) OR STORM WATER CONVEYANCE SYSTEMS DUE TO CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING ANY SUCH DEBRIS THAT MAY BE IN THE STREET AT THE END OF EACH WORK DAY OR AFTER A STORM EVENT THAT CAUSES A BREECH IN THE INSTALLED CONSTRUCTION BMPs. 2. ALL STOCK PIKES OF UNCOMPACTED SOIL AND /OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT UNPROTECTED FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE PROVIDED WITH EROSION AND SEDIMENT CONTROLS. SUCH SOIL MUST BE PROTECTED EACH DAY WHEN THE PROBABILITY OF RAIN IS 40% OR GREATER. 3. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON THE SITE. 4. ALL EROSION /SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED IN WORKING ORDER AT ALL TIMES. 5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. 6. THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. 7. THIS PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE STATE PERMIT & CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD, AND LOCAL GOVERNING AGENCIES. LEGEND EXISTING BUILDING PROPERTY LINE - - - - - - STREET CENTER LINE ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com ENGUEER STAMP 0 v W W um um O V H OC O W Z M co co N Z O LL J U U MW W O a. Lu z U a. W LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FRELIMINARY PLAN'S 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP AFFROUAL 11/1412013 SHEET SITE PLAN EXISTING CURB EXISTING AWNING / FLOOR ABOVE Q 22 [Ell IE DASHED LINE INDICATES (E) 4' -0" WIDE AWNING / RESIDENTIAL BALCONY ABOVE (NO WORK) DASHED LINE INDICATES (E) 2 DWELLING UNITS ABOVE, TYP. (NO WORK) (E) MAIN ENTRY (E) 1 -STORY �1 1 ® (E) PLANTERS, TYP. 1 /104 McFADDEN PL. 1 ; (N) B / COFFEE SHOP 1 EXISTING "SHELL SHOP" APROX. 625 SQ.FT. 1 1 1 (E) B / RETAIL SALES APROX. 625 SQ.FT. 1 1 PROPOSED 1 1 11 "NEWPORT COFFEE CO." 1 1 1 (N) B I TAKE -OUT LIMITED 1 APROX. 625 SQ.FT. "JANE'S CORNDOGS" (E) B / TAKE -OUT LIMITED APROX. 700 SQ.FT. 1 11� DASHED LINE INDICATES (NO WORK) 1 (E) 4' -0" WIDE AWNING 11 1; ABOVE (NO WORK) 1 1 11 1' 1� ACCESSIBLE PATH OF 1 1 ; TRAVEL TO T. I. SPACE 1 1 1 11 "THE PIER SHOP" (E) B / RETAIL SALES 1 APROX. 800 SQ.FT. 1 1 11 (NO WORK) 1 1 -- -- - - - - -1 L (E) P.C.C. SIDEWALK , (E) P.C.C. CURB ACCESSIBLE PATH OF (E)PLANTER 11' -8" 22' -0" 9' -9' S' -0 TRAVEL TO T.I. SPACE (E) P.C.C. DRIVEWAY (N) 1" WATER METER & BACKFLOW PREVENTER PER ENGINEERING PLANS (SEPARATE ENCROACHMENT PERMIT (N) LANDSCAPING (E) WATER METER IS REQUIRED FOR WORK IN THE PUBLIC RIGHT OF WAY) PER N.B.M.C. (NO WORK) 1 (N) LANDSCAPING PER N.B.M.C. - ��-------------- - - - - -- COURT STREET \ SITE PLAN NEWPORT PIER PLAZA McFADDEN SQUARE SCALE: 1" = 10' -0" NBMC 20.38.060 NONCONFORMING PARKING: B. NONRESIDENTIAL. WHERE NONRESIDENTIAL STRUCTURES AND USES ARE NONCONFORMING BECAUSE THEY DO NOT PROVIDE THE REQUIRED NUMBER OF PARKING SPACES, THE FOLLOWING PROVISIONS SHALL APPLY: 1. CHANGE OF USE. A NONCONFORMING USE IN A NONRESIDENTIAL ZONING DISTRICT, AND IN AREAS WHERE RESIDENTIAL USES ARE NOT ALLOWED IN A PLANNED COMMUNITY DISTRICTS OR SPECIFIC PLAN DISTRICTS, MAY BE CHANGED TO A NEW USE ALLOWED IN THAT ZONING DISTRICT WITHOUT PROVIDING ADDITIONAL PARKING, PROVIDED NO INTENSIFICATION OR ENLARGEMENT (eg. INCREASE IN FLOOR AREA OR LOT AREA) OCCURS AND THE NEW USE REQUIRES A PARKING RATE OF NO MORE THAN ONE SPACE PER TWO HUNDRED FIFTY (1:250 sf) SQUARE FEET OF GROSS BUILDING AREA. Im Im PUBLIC PARKING A, / / GENERAL NOTES 1. ALL PROPERTY LINES, EASEMENTS, ARE SHOWN (BOTH EXISTING AND PROPOSED) TO THE BEST OF THE DESIGNER'S KNOWLEDGE. 2. EXTERIOR WALLS LESS THAN 5' (FEET) TO THE PROPERTY LINE SHALL BE 1 -HOUR CONSTRUCTION. 3. ALL EXISTING VEGETATION TO BE REMOVED OR RETAINED SHALL BE VERIFIED WITH THE OWNER. 4. ALL WALKS TO BE LESS THAN 5% SLOPE AT ALL DOORS AND GATES. 5. PROVIDE MINIMUM 60" (INCHES) LANDINGS WITH 2% SLOPE AT ALL DOORS AND GATES. 6. ALL SURFACE WATER TO DRAIN AWAY FROM BUILDING PER SECTION 1803.3. MINIMUM 2% GRADE AT IMPERVIOUS SURFACES AND MINIMUM 5% GRADE AT PERVIOUS SURFACES. 7. OWNER TO OBTAIN CONSTRUCTION PERMIT FROM THE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO WORKING IN THE PUBLIC RIGHT -OF -WAY. FAILURE TO DO SO WILL RESULT IN ISSUANCE OF A STOP WORK NOTICE AND DOUBLE PERMIT FEES. IT IS THE RESPONSIBILITY OF THE OWNER TO KNOW WHERE HIS PROPERTY LINE IS. 8. ALL UTILITIES SERVING THIS SITE SHALL BE INSTALLED UNDERGROUND. 9. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. DEMOLITION NOTES 1. IF EXISTING SERVICES OTHER THAN THOSE INDICATED ARE ENCOUNTERED AND REQUIRE PROTECTION OR RELOCATION, A REQUEST FROM THE DESIGNER /ENGINEER, IN WRITING, FOR THE DECISION OR DISPOSITION WILL BE REQUIRED. 2. IF EXISTING UTILITIES WHICH ARE ENCOUNTERED DURING THE WORK AND ARE NOT IN SERVICE, SHALL BE REMOVED AT THE EXPENSE OF THE CONTRACTOR. PIPES AND OTHER UTILITIES AND MATERIALS ARE TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 3. WHERE MATERIAL TO BE REMOVED ABUTS MATERIAL SCHEDULED TO REMAIN STRAIGHT AND TRUE: THE MATERIAL TO REMAIN IS TO BE PROTECTED FROM DAMAGE DURING THE WORK UNDER THIS CONTRACT. 4. ALL REMOVED MATERIAL NOT SCHEDULED FOR SALVAGE IS TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 5. SURFACE OR SUB - SURFACE WATER OR OTHER FLUIDS ARE NOT PERMITTED TO ACCUMULATE DURING EXCAVATION NOR IN OR ABOUT THE PREMISES AND VICINITY THEREOF. 6. EQUIPMENT AND METHOD USED IS TO BE THE CONTRACTOR'S OPTION. WORK IS PERFORMED IN AN ORDERLY MANNER, ONLY AFTER COMPLIANCE WITH ALL SAFETY PRECAUTIONS HAVE BEEN MET. REMOVE ALL DEBRIS AND KEEP DUST TO A MINIMUM. 7. EXISTING FOOTINGS AND SLAB TO REMAIN. PORTIONS OF EXISTING WALLS TO BE REMOVED AS SHOWN. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY LINE LOCATIONS AND SERVICE. 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. STORM WATER RMP NOTES 1. SUFFICIENT BMPs MUST BE INSTALLED TO PREVENT SILT, MUD, OR OTHER CONSTRUCTION DEBRIS FROM BEING TRACKED INTO THE ADJACENT STREET(S) OR STORM WATER CONVEYANCE SYSTEMS DUE TO CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANING ANY SUCH DEBRIS THAT MAY BE IN THE STREET AT THE END OF EACH WORK DAY OR AFTER A STORM EVENT THAT CAUSES A BREECH IN THE INSTALLED CONSTRUCTION BMPs. 2. ALL STOCK PIKES OF UNCOMPACTED SOIL AND /OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT UNPROTECTED FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE PROVIDED WITH EROSION AND SEDIMENT CONTROLS. SUCH SOIL MUST BE PROTECTED EACH DAY WHEN THE PROBABILITY OF RAIN IS 40% OR GREATER. 3. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON THE SITE. 4. ALL EROSION /SEDIMENT CONTROL DEVICES SHALL BE MAINTAINED IN WORKING ORDER AT ALL TIMES. 5. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. 6. THE STORAGE OF ALL CONSTRUCTION MATERIALS AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. 7. THIS PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE STATE PERMIT & CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD, AND LOCAL GOVERNING AGENCIES. LEGEND EXISTING BUILDING PROPERTY LINE - - - - - - STREET CENTER LINE ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com ENGUEER STAMP 0 v W W um um O V H OC O W Z M co co N Z O LL J U U MW W O a. Lu z U a. W LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FRELIMINARY PLAN'S 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP AFFROUAL 11/1412013 SHEET SITE PLAN EXISTING CURB EXISTING AWNING / FLOOR ABOVE Q 22 SHEET SITE PLAN EXISTING CURB EXISTING AWNING / FLOOR ABOVE Q 22 0 O u u LI i C E 6-2" 4' -4" 1' -10" I I E RR APROX. 30 SF I I / VIII � OIII / II ---- - - - - w L I 4' -7" ALL (E) PLUMBING FIXTURES TO BE REMOVED F (E) ELEC. TO (E) 3068 I BE REPLACED i9 CV — — — — — — — — — — — — — - TRENCH CONTRACTOR TO VERIFY EXACT LOCATIONS, WIDTH AND DEPTH FOR TRENCHES, TYP. N O N T OFFICE / STORAGE APROX. 175 SF 10' -9" II II II III II II II II II II II II NO Ilw II0 Ilo Ilo IIco I I LLI Hv II II II II II II II II II II II II II II II II II II II II II II II II II II II II II II II ALL (E) 2x PARTITIONS AND OPENINGS TO BE REMOVED, TYP. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I w An 31' -5" 1 i BALL (E) POPCORN CEILING TO BE REMOVED, TYP. (CEIL. HGT @ 10' -0 ") ALL (E) CARPET TO BE Ir REMOVED TO CONC. SLAB ON GRADE, TYP. :) DISPLAY AREA APROX. 420 SF (E) DISPLAY COUNTER TO BE REMOVED 1 (E) STOREFRONT WINDOW & DOOR SYSTEM TO BE REPLACED PER PLANS (HDR AND WIDTH TO REMAIN THE SAME) (E) 9" RAISED WOOD PLATFORM TO BE REMOVED EXISTING / DEMO FLOOR PLAN SCALE: 1/2" = V -0" — — — — — - I 16'-4" (E) 3068 w/ 1 3020 FXD ABV / / r_, / III / III I Ijl I III I III I III I W I I III I IIIo IILL III v I III � III III w I III I I� I II I IT III III III III III III III III III III GENERAL NOTES 1. GENERAL CONTRACTOR TO VERIFY EXISTING STRUCTURAL CONDITIONS PRIOR TO ANY DEMOLITION. ANY CONDITIONS REQUIRING STRUCTURAL ENGINEERING OBSERVATION SHOULD BE BROUGHT TO THE DESIGNER'S ATTENTION. 2. DESIGNER'S SCOPE OF SERVICE DOES NOT INCLUDE ANY SERVICES RELATED TO ASBESTOS OR HAZARDOUS OR TOXIC MATERIALS. IN THE EVENT THE DESIGNER OR ANY OTHER PARTIES ENCOUNTER ASBESTOS OR HAZARDOUS OR TOXIC MATERIALS AT THE JOB SITE, OR IT SHOULD BECOME KNOWN IN ANY WAY THAT SUCH MATERIALS MAY BE PRESENT AT THE JOB SITE OR ANY ADJACENT AREAS THAT MAY AFFECT THE PERFORMANCE OF THE ARCHITECT'S SERVICES, THE DESIGNER MAY AT HIS OPTION, AND WITHOUT LIABILITY FOR CONSEQUENTIAL OR ANY OTHER DAMAGES, SUSPEND PERFORMANCE OF SERVICES ON THE PROJECT UNTIL THE OWNER RETAINS APPROPRIATE SPECIALIST CONSULTANTS OR CONTRACTORS TO IDENTIFY, ABATE AND /OR REMOVE THE ASBESTOS OR HAZARDOUS OR TOXIC MATERIALS AND WARRANT THAT THE JOB SITE IS IN FULL COMPLIANCE WITH APPLICABLE LAWS AND REGULATIONS. 3. DIMENSIONS INDICATED ARE FOR GENERAL CONTRACTOR REFERENCE AND ALL DIMENSIONS SHOULD BE VERIFIED WITH EXISTING SITE CONDITIONS. GENERAL CONTRACTOR TO VERY ALL DEMOLITION REQUIREMENTS AS THEY RELATE TO NEW CONSTRUCTION INDICATED IN THESE CONTRACT DOCUMENTS. 4. GENERAL CONTRACTOR TO VERIFY ALL REQUIREMENTS FOR SAFE /ADEQUATE TEMPORARY SHORING OF STRUCTURE DURING CONSTRUCTION PROCESS. 5. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. DEMOLITION NOTES 1. IF EXISTING SERVICES OTHER THAN THOSE INDICATED ARE ENCOUNTERED AND REQUIRE PROTECTION OR RELOCATION, A REQUEST FROM THE DESIGNER/ENGINEER, IN WRITING, FOR THE DECISION OR DISPOSITION WILL BE REQUIRED. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY U7 LINE LOCATIONS AND SERVICE. v � 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION. O 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. LEGEND EXISTING 2x STUD WALL SHALL COMPLY WITH 4) � SIM. A501 --- - - - - -- EXISTING 2x STUD INTERIOR WALL --- - - - - -- TO BE REMOVED ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619- 400 -9995 info @alexiskarpetsky.com ENGIINEER STAMP 0 v W W LL LL V oc 0 3 W Z co co NQ Ids O LL Q U U Lu NW w a. Lu z uj U a W Q LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FR'ELIMINARY FLANS 08/1512013 2. IF EXISTING UTILITIES WHICH ARE ENCOUNTERED DURING THE WORK 09/0912013 CITY SUBMITTAL AND ARE NOT IN SERVICE, SHALL BE REMOVED AT THE EXPENSE OF HEALTH SUBMITTAL 09/2312013 THE CONTRACTOR. PIPES AND OTHER UTILITIES AND MATERIALS ARE 11/1412013 TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 3. WHERE MATERIAL TO BE REMOVED ABUTS MATERIAL SCHEDULED TO REMAIN STRAIGHT AND TRUE: THE MATERIAL TO REMAIN IS TO BE PROTECTED FROM DAMAGE DURING THE WORK UNDER THIS CONTRACT. 4. ALL REMOVED MATERIAL NOT SCHEDULED FOR SALVAGE IS TO BE REMOVED FROM THE SITE AT THE CONTRACTOR'S EXPENSE. 5. SURFACE OR SUB - SURFACE WATER OR OTHER FLUIDS ARE NOT PERMITTED TO ACCUMULATE DURING EXCAVATION NOR IN OR ABOUT THE PREMISES AND VICINITY THEREOF. 6. EQUIPMENT AND METHOD USED IS TO BE THE CONTRACTOR'S OPTION. WORK IS PERFORMED IN AN ORDERLY MANNER, ONLY AFTER COMPLIANCE WITH ALL SAFETY PRECAUTIONS HAVE BEEN MET. REMOVE ALL DEBRIS AND KEEP DUST TO A MINIMUM. 7. EXISTING FOOTINGS AND SLAB TO REMAIN. PORTIONS OF EXISTING WALLS TO BE REMOVED AS SHOWN. 8. NO INTERRUPTION OF ANY SERVICES SHALL BE EXPERIENCED BY ANY OTHER TENANT IN BUILDING. 9. BEFORE BEGINNING DEMOLITION, CONTRACTOR SHALL VERIFY UTILITY U7 LINE LOCATIONS AND SERVICE. v � 10. CONTRACTOR SHALL BE REQUIRED TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO PREPARATION OF BID. CONTRACTOR TO ASSESS ALL DEMOLITION REQUIRED TO ACCOMMODATE NEW CONSTRUCTION. O 11. CONTRACTOR TO COMPLY WITH LOCAL GOVERNING AGENCIES' CONSTRUCTION AND DEMOLITION (C &D) DEBRIS REMOVAL POLICIES. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROPERLY DOCUMENT THE RECYCLING, RE -USING OR DONATION OF THE C &D WASTE AND TO SUBMIT ALL NECESSARY DOCUMENTATION TO GOVERNING AGENCIES AS NECESSARY OR REQUIRED. LEGEND EXISTING 2x STUD WALL SHALL COMPLY WITH 4) � SIM. A501 --- - - - - -- EXISTING 2x STUD INTERIOR WALL --- - - - - -- TO BE REMOVED ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619- 400 -9995 info @alexiskarpetsky.com ENGIINEER STAMP 0 v W W LL LL V oc 0 3 W Z co co NQ Ids O LL Q U U Lu NW w a. Lu z uj U a W Q LL O r 21312 JOB NO. 08/15/2013 DATE alexis k. DRAWN BY PROJECT PHASE FR'ELIMINARY FLANS 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP APPROVAL 11/1412013 SHEET EX'G / DEMO FLOOR PLAN 2s O Lo FOR TRASH AREA, SEE SHEET A204 co FRONT 18x48 RACK TO BE TRACK MOUNTED WITH CASTERS WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO RESIST HORI. DISPLACEMENT DUE TO EARTHQUAKE MOTION. STRAPPING SHALL BE WITHIN THE UPPER % AND LOWER %3 OF ITS VERT. DIMENSIONS. AT THE LOWER POINT, A MIN DISTANCE OF 4" SHALL BE MAINTAINED ABOVE THE CONTROLS WITH THE STRAPPING. (N) 3070 SELF -CLOS. & SELF - LATCH. M 0 r GAS W/H ABV 13'-4" SEE SHT. A001 & A002 FOR ADDITIONAL RESTROOM REQUIREMENTS ADA RR � I APROX. 70 SF I � 105 (N) ELEC. PNL Z IQ mQ Iv I< PREP AREA APROX. 105 SF 104 I 11 77 II (N) 3070 DBL SWING LOCKE II T II Z Z II II = U) U) Y U 00 X °r° w 7 H_ V 00 cy) dT X 00 \> / II II II � II I - - -J XW/H Z a JANITOR 1 U�dr vv < II I DOOR SIGNAGE: SEE - SHT. A001 & A002; DOOR TO BE SELF - CLOSING & SELF- LATCHING WALL SIGNAGE: SEE SHT. A001 & A002 60" x 60" CLR. j od H J U O LL LL J J z w w zfn fn HALLWAY APROX. 20 SF 102 O z z O w O ❑z 0 0 18' -1" 6' -1 " 7' -0" " -0" BENCH SEATING cn SEATING AREA I (6 SEATS MAX.) \ APROX. 230 SF 101 (Lo D- Y p cZ MIN 3' -0" CLR. - > rr- --1 F ,.oaoe ao tL ¢ 1 II © w w 'A II w w KNOCK WATER 0 ©III Of w BAR AREA BOX BOILER M m LL cn APROX. 190 SF II w 1 03 Il �I z U 14" WIDE x 24" LONG PICKUP COUNTER SNEEZE GUARD TO BE MOUNTED ON TOP OF 10" CURB, TYP. 48" WIDE x 34" TALL ADA COUNTER II ❑ (2) 4 -TIER RACK of J tCD _� -__ - -- 00 O U/C 18x48 18x48 TRASH ROOM FINISH SCHEDULE (CONTRACTOR TO VERIFY ALL FINISHES AND COLOR WITH OWNER/ DESIGNER) NOTES: 11 z II z RINSER D WELL 0° 1 fI II IF - ROOM NAME Y BASE w/ COVE (6) WALLS (1, 2, 3) Of SEATING AREA (6 SEATS MAX) CLEAR SEALED CONCRETE O U �I� �)I hJII:Ez 1/15 Q o 7. VENTILATION SHALL COMPLY WITH CBC 303.5, 304.5, 305.5, 306.5, 307.5, HALLWAY u 102 - -_ CLEAR SEALED CONCRETE 4" RUBBER BASE IIO� IIOa 103 �Ilw-i GRAY COMMERCIAL QUARRY TILE r-LD CERAMIC WALL TILE UP TO 5' -0" i- PREP AREA O� CONCEALED SPACES AS REQUIRED IN THE CBC 601.5.4,708.2A, 708.3, 1505.2. 1/200 9 104 u 110 Z) �- IIUm NWII LL iir CLEAR SEALED CONCRETE U) CERAMIC WALL TILE UP TO CEILING j C OUTDOOR TRASH AREA (EXISTING) EXISTING CONCRETE TO REMAIN 12. PROVIDE FIRE EXTINGUISHERS (2 -A. 10 -B, C) THROUGHOUT EACH TENANT Z) ❑VIII SUITE, MIN (1) EXTINGUISHER PER SUITE WITH MAX DISTANCE OF 75 FT FROM �U ANY POINT TO A FIRE EXTINGUISHER. O�_ FLOOR MOUNTED NON- POUROUS 6" QUARRY TILE BASE FRP OR CERAMIC WALL TILE UP TO CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED RESILIENT ACOUSTICAL waJ (Lo D- Y p cZ MIN 3' -0" CLR. - > rr- --1 F ,.oaoe ao tL ¢ 1 II © w w 'A II w w KNOCK WATER 0 ©III Of w BAR AREA BOX BOILER M m LL cn APROX. 190 SF II w 1 03 Il �I z U 14" WIDE x 24" LONG PICKUP COUNTER SNEEZE GUARD TO BE MOUNTED ON TOP OF 10" CURB, TYP. 48" WIDE x 34" TALL ADA COUNTER II ❑ (2) 4 -TIER RACK of J tCD _� -__ - -- 00 O U/C 18x48 18x48 TRASH ROOM FINISH SCHEDULE (CONTRACTOR TO VERIFY ALL FINISHES AND COLOR WITH OWNER/ DESIGNER) NOTES: PAINTED G.B. SMOOTH INTERIOR PLASTER 000 = ROOM NUMBER SAMPLES OF FLOOR TILES, COVE BASE, AND /OR CEILING MATERIALS MAY BE REQUIRED TO BE SUBMITTED TO THE HEALTH DEPT. FOR APPROVAL PRIOR TO INSTALLATION. 1. SMOOTH FINISH INTERIOR PLASTER ON ALL WALLS & CEILING U.O.N. TO RECEIVE PRIMER AND (2) COATS OF PAINT - COLOR PER OWNER. 2. IN WET/ KITCHEN AREAS, ALL PAINTED AREAS TO BE ENAMEL SEMI - GLOSS, LIGHT - COLORED WITH A LIGHT REFLECTIVE VALUE (LRV) OF 75% OR GREATER, AND MUST BE SMOOTH & EASILY CLEANABLE. 3. BAR WALLS TO BE WATER RESISTANT BEHIND ALL WET FIXTURES AND ON UNDERSIDE OF COUNTERS AND BAR TOPS. 4. CEILING TILES IN SUSPENDED T -BAR CEILING IN WET / KITCHEN AREAS MUST HAVE A WIPE -ABLE SURFACE. TYPICAL ACOUSTICAL 24 "x48" PANEL "ARMSTRONG CLEAN ROOM" OR EQUIV. 5. SUSPENDED T -BAR CEILING, SEE DETAIL A50 2 1 6. ALL WALL BASE TO BE CONTINUOUS AND SELF - COVING (3/8" MIN RADIUS COVE AND MIN 4" HIGH). BASE SPECS (OR EQUIV.) : a) QUARRY TILE: DALTILE 6x6 QUARRY TILE COVE BASE b) SLIMFOOT CERAMIC TILE: U.S. CERAMIC TILE COLOR COLLECTION STACKABLE / FINISHED COVE BASE WALL TILE (6x6) c) RUBBER: ARMSTRONG 4" COLOR - INTEGRATED RUBBER WALL BASE COVE ROLL 7. ALL FLOORING TO BE SLIP RESISTANT. STAINED SEALED CONCRETE TO BE ACID AND GREASE RESISTANT AND USDA APPROVED. FLOOR SPECS (OR EQUIV.) : a) QUARRY TILE: DALTILE 6x6 QUARRY TILE b) SEALED CONCRETE: RUST -OLEUM CLEAR 6010 SYSTEM WATER -BASED EPDXY PAINTED G.B. SMOOTH INTERIOR PLASTER PAINTED G.B. SMOOTH INTERIOR PLASTER j ROOM # ROOM NAME FLOORS (7) BASE w/ COVE (6) WALLS (1, 2, 3) 101 SEATING AREA (6 SEATS MAX) CLEAR SEALED CONCRETE 4" RUBBER BASE PAINTED G.B. SMOOTH INTERIOR PLASTER IN TYPE 1 & TYPE II CONSTRUCTION (CBC 603.1 AND TABLE 601). 1/15 16 7. VENTILATION SHALL COMPLY WITH CBC 303.5, 304.5, 305.5, 306.5, 307.5, HALLWAY u 102 HALLWAY CLEAR SEALED CONCRETE 4" RUBBER BASE PAINTED G.B. SMOOTH INTERIOR PLASTER 103 BAR AREA GRAY COMMERCIAL QUARRY TILE 6" QUARRY TILE BASE CERAMIC WALL TILE UP TO 5' -0" t PREP AREA A -2 CONCEALED SPACES AS REQUIRED IN THE CBC 601.5.4,708.2A, 708.3, 1505.2. 1/200 9 104 u PREP AR EA GRAY COMMERCIAL QUARRY TILE 6" QUARRY TILE BASE FRP OR CERAMIC WALL TILE UP TO CEILING 105 UNISEX ADA RESTROOM CLEAR SEALED CONCRETE 6" SLIMFOOT CERAMIC TILE CERAMIC WALL TILE UP TO CEILING j C OUTDOOR TRASH AREA (EXISTING) EXISTING CONCRETE TO REMAIN 12. PROVIDE FIRE EXTINGUISHERS (2 -A. 10 -B, C) THROUGHOUT EACH TENANT CMU BLOCK WALL SUITE, MIN (1) EXTINGUISHER PER SUITE WITH MAX DISTANCE OF 75 FT FROM ANY POINT TO A FIRE EXTINGUISHER. MOP SINK / WATER HEATER ABV. FLOOR MOUNTED NON- POUROUS 6" QUARRY TILE BASE FRP OR CERAMIC WALL TILE UP TO CEILING L� C D 0 C 2' -6" 10' -5" 31' -5" I 23' -5" PROPOSED FLOOR PLAN SCALE: 1/2" = V -0" 24" MOVE. DISPLAY 36" REFRIG PASTRY 40" GELATO 0 ih cl� Z U BACK COUNTER CEILING @ 10' -0" U.O.N. (1, 2, 4, 5) NOTES: PAINTED G.B. SMOOTH INTERIOR PLASTER 000 = ROOM NUMBER SAMPLES OF FLOOR TILES, COVE BASE, AND /OR CEILING MATERIALS MAY BE REQUIRED TO BE SUBMITTED TO THE HEALTH DEPT. FOR APPROVAL PRIOR TO INSTALLATION. 1. SMOOTH FINISH INTERIOR PLASTER ON ALL WALLS & CEILING U.O.N. TO RECEIVE PRIMER AND (2) COATS OF PAINT - COLOR PER OWNER. 2. IN WET/ KITCHEN AREAS, ALL PAINTED AREAS TO BE ENAMEL SEMI - GLOSS, LIGHT - COLORED WITH A LIGHT REFLECTIVE VALUE (LRV) OF 75% OR GREATER, AND MUST BE SMOOTH & EASILY CLEANABLE. 3. BAR WALLS TO BE WATER RESISTANT BEHIND ALL WET FIXTURES AND ON UNDERSIDE OF COUNTERS AND BAR TOPS. 4. CEILING TILES IN SUSPENDED T -BAR CEILING IN WET / KITCHEN AREAS MUST HAVE A WIPE -ABLE SURFACE. TYPICAL ACOUSTICAL 24 "x48" PANEL "ARMSTRONG CLEAN ROOM" OR EQUIV. 5. SUSPENDED T -BAR CEILING, SEE DETAIL A50 2 1 6. ALL WALL BASE TO BE CONTINUOUS AND SELF - COVING (3/8" MIN RADIUS COVE AND MIN 4" HIGH). BASE SPECS (OR EQUIV.) : a) QUARRY TILE: DALTILE 6x6 QUARRY TILE COVE BASE b) SLIMFOOT CERAMIC TILE: U.S. CERAMIC TILE COLOR COLLECTION STACKABLE / FINISHED COVE BASE WALL TILE (6x6) c) RUBBER: ARMSTRONG 4" COLOR - INTEGRATED RUBBER WALL BASE COVE ROLL 7. ALL FLOORING TO BE SLIP RESISTANT. STAINED SEALED CONCRETE TO BE ACID AND GREASE RESISTANT AND USDA APPROVED. FLOOR SPECS (OR EQUIV.) : a) QUARRY TILE: DALTILE 6x6 QUARRY TILE b) SEALED CONCRETE: RUST -OLEUM CLEAR 6010 SYSTEM WATER -BASED EPDXY PAINTED G.B. SMOOTH INTERIOR PLASTER PAINTED G.B. SMOOTH INTERIOR PLASTER SUSPENDED T -BAR w/ CEIL. TILE (8' -0" HGT) PAINTED G.B. SMOOTH INTERIOR PLASTER (N) 2X6 R.J. @ 16" o/c PER ARCH'L (SEE SHT. A204) SUSPENDED T -BAR w/ CEIL. TILE (10' -0" HGT) VERIFY LOCATION OF ELECTRICAL AND GAS EQUIPMENT. FACTOR LOAD 6. PROVIDE NON - COMBUSTIBLE INTERIOR PARTITIONS USING METAL STUDS SEATING AREA (6 SEATS MAX) A -2 IN TYPE 1 & TYPE II CONSTRUCTION (CBC 603.1 AND TABLE 601). 1/15 16 7. VENTILATION SHALL COMPLY WITH CBC 303.5, 304.5, 305.5, 306.5, 307.5, (N) PR 3070 w /KEY LOCKING DEVICE w/ (N) 6018 FXD ABV MAIN ENTRY C �LU Lr IQ /�/ w o a 2 O w Q H Cl) ❑Us IF] L` ❑ /co = _O w z 36" DISPLAY w/ SNEEZE GUARD Y w U ~ m0 v V -6" i� M r V 0 N GENERAL NOTES 1. DIMENSIONS INDICATED ARE FOR GENERAL CONTRACTOR REFERENCE AND ALL DIMENSIONS SHOULD BE VERIFIED WITH EXISTING SITE CONDITIONS. GENERAL CONTRACTOR TO VERIFY ALL REQUIREMENTS AS THEY RELATE TO NEW CONSTRUCTION INDICATED IN THESE CONTRACT DOCUMENTS. ANY CONDITIONS THAT VARY OR DIFFER FROM THE PLANS SHOULD BE BROUGHT TO THE DESIGNER'S ATTENTION. 2. ALL PENETRATIONS THROUGH FIRE RATED WALLS, FLOORS AND CEILINGS SHALL BE SEALED WITH A MATERIAL CAPABLE OF PREVENTING THE PASSAGE OF HOT GASSES WHEN SUBJECTED TO THE REQUIREMENTS OF A.S.T.M. E -814 AND AS PRESCRIBED IN STATE FIRE MARSHALL STANDARD 43 -1. USE 3M / UL SYSTEM #1479 OR ARCHITECT APPROVED EQUAL PER CBC SEC.713.3.1.2. 3. MAINTAIN A MINIMUM 44" WIDE AISLES TO ALL EXITS WHEN SERVING 50 OR MORE PERSONS EXCEPT WHERE NOTED OTHERWISE (CBC 1018.2) ALEXIS KARPETSKY ARCHITECTURE + DESIGN 2545 A STREET SAN DIEGO CA 92102 619 - 400 -9995 info @alexiskarpetsky.com Z O LL J U U Lu W O Lu z U Li W Q LL O r 11. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY ELECTRICAL 21312 JOB NO. SYSTEM PER C.B.C. SECTION 1006.3 WITH THE EXCEPTION OF AN APPROVED 08/15/2013 �4;W�6 SELF - LUMINOUS EXIT SIGN THAT PROVIDES CONTINUOUS ILLUMINATION bd INDEPENDENT OF AN EXTERNAL POWER SOURCE. THE COLOR AND DESIGN OF HIGH LETTERING, ARROWS AND OTHER WITH HER BACKGROUND. LS ON EXIT SIGNS SHALL BE IN alexis k. DRAWN BY 12. ELECTRONICALLY POWERED, SELF- ILLUMINOUS AND PROJECT PHASE PHOTOLUMINESCENT EXIT SIGNS SHALL BE LISTED AND LABELED IN IIf�VR JEC II ACCORDANCE WITH UL924 AND SHALL BE INSTALLED ACCORDANCE WITH OCCUPANCY 4. PROVIDE OUTSIDE GAS SHUTOFF VALVE CONSPICUOUSLY MARKED. FLAN GHANGE 09/0912013 CITY SUBMITTAL II22ppppp ppppEE22fd ep1� LSNG1NEE R STAMP AMP THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27 OF THE CBC 2010. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. 13. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR AT LEAST 90 MINUTES. 14. EXIT SIGNAGE SHALL HAVE AN ALTERNATE POWER SOURCE (CBC 1011.1 & 1011.5.3). 5. CONTACT THE SERVING UTILITY COMPANY CUSTOMER PLANNING DEPT. TO ROOM NAME GROUP /DIV. VERIFY LOCATION OF ELECTRICAL AND GAS EQUIPMENT. FACTOR LOAD 6. PROVIDE NON - COMBUSTIBLE INTERIOR PARTITIONS USING METAL STUDS SEATING AREA (6 SEATS MAX) A -2 IN TYPE 1 & TYPE II CONSTRUCTION (CBC 603.1 AND TABLE 601). 1/15 16 7. VENTILATION SHALL COMPLY WITH CBC 303.5, 304.5, 305.5, 306.5, 307.5, HALLWAY A -2 308.5, 309.5, 310.5, 311.5, 311.9.2.2, 311.9.11, CHAPTER 12. 1/15 2 8. WATER HEATERS SHALL COMPLY WITH THE GOVERNING PLUMBING CODE BAR AREA A -2 FOR THERMAL EXPANSION REQUIREMENTS. 1/15 13 9. VERIFY OR PROVIDE FIRE BLOCKS AND /OR DRAFT STOPS IN ALL EXISTING PREP AREA A -2 CONCEALED SPACES AS REQUIRED IN THE CBC 601.5.4,708.2A, 708.3, 1505.2. 1/200 1 10. CORRIDORS AND EXIT PATHS SHALL HAVE EGRESS LIGHTING WITH 105 UNISEX ADA RESTROOM EMERGENCY POWER BACK -UP POWER SUPPLY (CBC 1006.3). 70 SF 11. THE MAXIMUM OCCUPANT LOAD SHALL BE POSTED IN EACH ASSEMBLY, DINING AND /OR WAITING AREA AS STATED ON THE PLANS (CBC 1004.3). 12. PROVIDE FIRE EXTINGUISHERS (2 -A. 10 -B, C) THROUGHOUT EACH TENANT SUITE, MIN (1) EXTINGUISHER PER SUITE WITH MAX DISTANCE OF 75 FT FROM ANY POINT TO A FIRE EXTINGUISHER. 13. ALL PENETRATIONS INTO SOUND RATED PARTITIONS, FLOORS, OR CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED RESILIENT ACOUSTICAL SEALANT. ELECTRICAL DEVICES, RECESSED ITEMS, ETC. SHALL BE SEALED OR LINED TO MAINTAIN THE INTEGRITY OF THE ACOUSTIC ASSEMBLY. 14. ALL ELECTRICAL, MECHANICAL AND PLUMBING PENETRATIONS THROUGH - FIRE RESISTIVE AREA SEPARATION AND CORRIDOR ASSEMBLIES, INCLUDING CONDUITS AND PIPING, SHALL BE TIGHTLY AND SOLIDLY SEALED WITH AN APPROVED FIRE STOPPING COMPOUND OF I.C.B.O. #1697 OR APPROVED EQUAL. WHERE SERVICES PENETRATE AN AREA SEPARATION WALL, THE SECTION PASSING THROUGH THE WALL SURFACE AND THE FIXTURE CONNECTIONS THERETO SHALL BE ONLY OF METAL PER CBC SECTION 713 ■ AND 716. FLOOR OPENINGS SHALL BE ENCLOSED BY A RATED SHAFT OF FIRE RESISTIVE CONSTRUCTION AS REQUIRED BY CBC 2010. 15. IN BUILDINGS OTHER THAN DWELLING OR HOTEL OCCUPANCIES HAVING O FLOORS AND ROOFS OF WOOD FRAME CONSTRUCTION, A DRAFT STOP SHALL BE PLACED IN THE AREA BETWEEN THE CEILING AND THE FLOOR ABOVE SO THAT NO CONCEALED SPACE EXCEEDS 1,000 SF AND NO HORIZONTAL DIMENSION EXCEEDS 60 LF (IF THE SPACE IS SPRINKLERED, THEN 3,000 SF AND 100 LF RESPECTIVELY). 16. REFER TO SHEET A -000 FOR ADDITIONAL INFORMATION WHERE APPLICABLE. Lu TYPICAL FIRE NOTES 1. TWO EXIT OR EXIT ACCESS DOORS REQUIRED FOR A, B, E, F, M, U WHEN uj OCCUPANT LOAD IS GREATER THAN 49 (CBC 1015.1). 2. DOORS MUST SWING IN THE DIRECTION OF TRAVEL WHEN SERVING AN um OCCUPANT LOAD OF 50 OR MORE OR A GROUP H OCCUPANCY (CFC 1008.1.2). 3. EACH DOOR IN A MEANS OF EGRESS FROM A GROUP A, E, 1 -2 OR 1 -2.1 U. OCCUPANCIES HAVING AN OCCUPANT LOAD OF 50 OR MORE AND ANY GROUP H OCCUPANCY SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE OR FIRE EXIT HARDWARE. EXCEPTION: A MAIN EXIT OF GROUP A OCCUPANCY IN COMPLIANCE WITH CFC SECTION 1008.1.8.3, ITEM 2 O (CFC 1008.1.9). 4. ANY ROOM OR SPACE THAT IS AN ASSEMBLY (A) OCCUPANCY SHALL HAVE THE MAXIMUM CAPACITY OF THE ROOM POSTED ON AN APPROVED SIGN IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT FROM THE ROOM. SHOW SIGN DESIGN AND LOCATION ON THE PLANS (CFC 1004.3). 5. PROVIDE ILLUMINATED EXIT SIGNS READILY VISIBLE FROM AN DIRECTION OF EGRESS TRAVEL (CBC 1011.1). 6. ANY TIME A BUILDING IS OCCUPIED, THE MEANS OF EGRESS SHALL BE ILLUMINATED AT AN INTENSITY OF NOT LESS THAN 1 FOOTCANDLE AT THE WALKING SURFACE (CFC 1006.1, 1006.2). 7. EGRESS ILLUMINATION REQUIRES A SOURCE OF EMERGENCY POWER (CFC 1006.3). O 8. MAIN EXIT CAN HAVE A DEADBOLT IF SIGN ATTACHED READS: "THIS DOOR MUST REMAINED UNLOCKED DURING BUSINESS HOURS" (CBC SEC. 1008.1.9). A MAIN EXIT OF A GROUP W OCCUPANCY IN COMPLIANCE WITH CBC SEC. 1008.1.3 ITEM 2: IN BUILDINGS IN OCCUPANCY GROUP W, OCCUPANT LOAD OF 300 OR LESS, GROUPS B, F, M, AND S AND PLACES OF RELIGIOUS WORSHIP, THE MAIN EXTERIOR DOOR /DOORS PERMITTED TO BE EQUIPPED WITH KEY OPERATED LOCKING DEVICES FROM EGRESS SIDE: 2.1 - LOCKING DEVICE IS DISTINGUISHABLE AS LOCKED. 2.2 - THE SIGN IS POSTED WITH LETTERS 1" HIGH ON CONTRASTING BACKGROUND. 9. SPRINKLERS REQUIRED IF BUSINESS IS OVER 5,000 SQ.FT., FIRE AREA HAS uj AN OCCUPANT LOAD OF 100 OR MORE, AND IF THE FIRE AREA IS LOCATED ON A FLOOR OTHER THAN THE LEVEL OF EXIT DISCHARGE (CBC SEC. 903.2.1.2). 10. THE PATH OF EXIT TRAVEL SHALL BE IDENTIFIED BY EXIT SIGNS PER C.B.C. SECTION 1011. EXIT SIGNS SHALL BE READILY VISIBLE FROM ANY DIRECTION OF APPROACH. EXIT SIGNS SHALL BE LOCATED AS NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EXIT TRAVEL. ALL EXIT SIGNS SHALL BE INTERNALLY ILLUMINATED WITH MINIMUM 6" HIGH LETTERS PER C.F.C. SECTION 12.108(a) AND C.B.C. SECTION 1011. THE CONTRACTOR SHALL COORDINATE LOCATION OF ALL EXIT SIGNS WITH ARCHITECT /DESIGNER. Z O LL J U U Lu W O Lu z U Li W Q LL O r 11. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY ELECTRICAL 21312 JOB NO. SYSTEM PER C.B.C. SECTION 1006.3 WITH THE EXCEPTION OF AN APPROVED 08/15/2013 �4;W�6 SELF - LUMINOUS EXIT SIGN THAT PROVIDES CONTINUOUS ILLUMINATION bd INDEPENDENT OF AN EXTERNAL POWER SOURCE. THE COLOR AND DESIGN OF HIGH LETTERING, ARROWS AND OTHER WITH HER BACKGROUND. LS ON EXIT SIGNS SHALL BE IN alexis k. DRAWN BY 12. ELECTRONICALLY POWERED, SELF- ILLUMINOUS AND PROJECT PHASE PHOTOLUMINESCENT EXIT SIGNS SHALL BE LISTED AND LABELED IN IIf�VR JEC II ACCORDANCE WITH UL924 AND SHALL BE INSTALLED ACCORDANCE WITH OCCUPANCY CALCULATIONS FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27 OF THE CBC 2010. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. 13. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR AT LEAST 90 MINUTES. 14. EXIT SIGNAGE SHALL HAVE AN ALTERNATE POWER SOURCE (CBC 1011.1 & 1011.5.3). ROOM # ROOM NAME GROUP /DIV. AREA FACTOR LOAD 101 SEATING AREA (6 SEATS MAX) A -2 230 SF 1/15 16 102 HALLWAY A -2 20 SF 1/15 2 103 BAR AREA A -2 190 SF 1/15 13 104 PREP AREA A -2 105 SF 1/200 1 LEGEND 105 UNISEX ADA RESTROOM A -2 70 SF 1 TOTAL LOAD 33 EXISTING 2x STUD WALL SHALL COMPLY WITH 1 SIM. 4A501 (N) 2x4 @ 16" o/c WITH 5/8" FIREGUARD G.B. INTERIOR WALL (1 -HOUR ASSEMBLY) 1 A501 (N) 2x6 @ 16" o/c WITH 5/8" FIREGUARD / G.B. INTERIOR PLUMBING WALL (1 -HOUR ASSEMBLY) 1 SIM A501 FRELIMINARY FLANS 08/1512013 FLAN GHANGE 09/0912013 CITY SUBMITTAL 09/2312013 HEALTH SUBMITTAL 09/2312013 MUP APPROVAL 11/1412013 S W LSLS II PROPOSED FLOOR PLAN