HomeMy WebLinkAbout02 - Banzai Bowl Minor Use Permit - PA2014-132 o���wr°Q COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u 100 Civic Center Drive,P.O. Box 1768, Newport Beach,CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
c`�LfFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 16, 2014
Agenda Item No. 2
SUBJECT: Banzai Bowl Minor Use Permit - PA2014-132
114 22nd Street
Minor Use Permit No. UP2014-034
APPLICANT: Carlos A. Garcia
PLANNER: Fern Nueno, Associate Planner
(949) 644-3227, fnueno@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 application for a take-out service, limited eating and drinking
establishment with no seats. The applicant proposes to convert the existing retail sales
suite into a fruit bowl, smoothie, and juice bar. The proposed hours of operation are
7:00 a.m. to 8:00 p.m., daily.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2014-034 (Attachment No. ZA 1).
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Banzai Bowl (PA2014-132)
Zoning Administrator, October 16, 2014
Page 2
DISCUSSION
• The subject property is located on the Balboa Peninsula in proximity to
McFadden Square near the intersection of 22nd Street and Newport Boulevard.
The lot is 2,375 square feet in area (25' X 95') and is rectangular in shape. The
subject property is located in a mixed-use area, with a nonconforming residential
property to the southwest and a mixed-use structure to the northeast.
• The site is developed with a mixed-use building with the subject ground-level
commercial suite, one residential dwelling unit located above the first floor, and a
four-car tandem garage with two-car tandem parking for both the residential and
commercial uses. The site has pedestrian access from the front along 22nd Street
and vehicular access at the alley to the rear. The subject suite is currently vacant
and the previous use was retail sales.
• The subject suite is 826 square feet in gross floor area with 164.5 square feet
proposed as net public (customer serving) area. No seating is proposed at this
time; however, up to six (6) seats would be allowed by the Zoning Code land use
classification.
• Pursuant to Zoning Code Section 20.22.020 (Mixed-Use Zoning Districts Land
Uses and Permit Requirements), a minor use permit is required for a take-out
service, limited eating and drinking establishment if the subject property is
located within 500 feet of any residential zoning district. The subject property is
located within 500 feet of residential zoning districts, the closest of which is
located on the opposite side of Balboa Boulevard on 21st Street to the east.
• No late hours (after 11.00 p.m.) or alcohol sales are proposed as part of this
application. The anticipated hours of operation are 7:00 a.m. to 8:00 p.m.;
however, staff recommends the hours of operation be limited to between 7:00
a.m. and 11:00 p.m. to allow more operational flexibility in the future while not
allowing late hours.
• Pursuant to Zoning Code Section 20.40.030 (Requirements for Off-Street
Parking), take-out service, limited eating and drinking establishments are
required to provide one parking space for every 250 square feet of gross floor
area (1/250). Retail sales use requires the same 1/250 parking standard;
therefore, the parking demand is not expected to increase and the proposed use
is consistent with the parking requirements.
• Staff believes the proposed take-out service, limited eating and drinking
establishment use would be complementary to the other uses in the area and
would serve residents and visitors.
Tmplt:04-17-14
Banzai Bowl (PA2014-132)
Zoning Administrator, October 16, 2014
Page 3
• As demonstrated in the attached draft Resolution (Attachment No. ZA 1), staff
believes the proposed project meets the requirements of the Zoning Code and
the findings for approval can be made.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). Class 1 exempts
minor alterations to existing facilities involving negligible expansion of use beyond that
existing at the time of the lead agency's determination. The subject application is for a
change of use within an existing commercial building.
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 Community Development Director 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:
.1i�LP/Yitf
F&6 N eno, Associate Planner
JGfn
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Project Plans
Tmplt:04-17-14
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2014-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2014-034 FOR A TAKE-OUT SERVICE, LIMITED EATING
AND DRINKING ESTABLISHMENT LOCATED AT 114 22ND
STREET (PA2014-132)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Carlos A. Garcia, with respect to property located at 114 22nd
Street, and legally described as Lot 13, Block 21, Newport Beach Tract requesting
approval of a Minor Use Permit.
2. The applicant requests a Minor Use Permit for a take-out service, limited eating and
drinking establishment. The applicant proposes to convert the existing retail sales suite
into a fruit bowl, smoothie, and juice bar. The proposed hours of operation are 7:00
a.m. to 8:00 p.m., daily.
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-W).
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 October 16, 2014, 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.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. Class 1 exempts minor alterations to existing facilities involving negligible expansion of
use beyond that existing at the time of the lead agency's determination. The subject
application is for a change of use within an existing commercial building.
Zoning Administrator Resolution No. ZA2014-0##
Page 2 of 7
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 vuth the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan land use designation for the site is Mixed-Use Water-Related (MU-
W2), 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.
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.
3. Eating and drinking establishments are common in the vicinity along West Balboa
Boulevard and Newport Boulevard, and are complementary to the surrounding
commercial and residential uses.
4. The subject property is not part of a specific plan area.
Finding:
B. The use is allovied vuthin the applicable zoning district and complies vuth all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The site is located within the Mixed-Use Water Related (MU-W2) Zoning District. This
district applies to properties on or near the waterfront in which marine-related uses
may be intermixed with general commercial uses, visitor-serving commercial uses, and
residential dwelling units located on the upper floors. The proposed take-out service,
limited use is consistent with the land uses allowed within this Zoning District, and the
conditions of approval will ensure that the use is compatible with the adjacent
residential areas.
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. The subject property is
located within 500 feet of residential zoning districts, the closest of which is located on
the opposite side of Balboa Boulevard on 21 st Street to the east.
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Zoning Administrator Resolution No. ZA2014-0##
Page 3 of 7
3. Pursuant to Zoning Code Section 20.40.030 (Requirements for Off-Street Parking),
take-out service, limited eating and drinking establishments are required to provide
one parking space for every 250 square feet of gross floor area, which is the standard
parking rate that applies to the previous retail sales use and the proposed use. The
parking demand is not increasing and the proposed use is consistent with the parking
requirements.
4. The proposed project is subject to and would operate in compliance with Section
20.48.090 (Eating and Drinking Establishments). No outdoor activities, late operations,
alcohol sales, or outdoor dining are proposed as part of this application, but future
changes would be required to be consistent with the Municipal Code.
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:
1. Commercial and residential uses are allowed in the vicinity, including retail sales,
personal service, restaurant, office, and residential uses. The subject property is
located among other commercial and residential uses along Newport Boulevard,
Balboa Boulevard, and 22"d Street.
2. The existing mixed-use building is not changing other than the proposed interior
remodel for the subject suite as a result of this project. The existing building design,
location, and size previously used for commercial uses have not proven detrimental to
the nearby residential uses. The site is developed with a four-car tandem garage that
provides two-car tandem parking for both the residential and commercial uses.
Adequate trash storage facilities for the commercial tenant are provided in an enclosed
area within the garage, thereby preventing any odor or related issues for the
residential use above the first floor. The subject suite is 826 square feet in gross floor
area with 164.5 square feet proposed as net public (customer serving) area.
3. The operational characteristics of the proposed establishment, including the limited
hours of operation of 7:00 a.m. to 11:00 p.m., would be that of a typical take-out
service eating and drinking establishment that would serve residents, visitors, and
employees. The proposed use would not increase the parking demand, have late
hours of operation, include alcohol sales, nor create any adverse noise impacts
outside of the establishment. Therefore, the operating characteristics would be
compatible with the allowed commercial and residential uses in the vicinity.
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.
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Zoning Administrator Resolution No. ZA2014-0##
Page 4 of 7
Facts in Support of Finding:
1. The lot is 2,375 square feet in area (25' X 95'), rectangular in shape, located in a
mixed-use area, and is developed with a mixed-use building and garage. The site has
pedestrian access from the front along 22nd Street and vehicular access at the alley to
the rear.
2. The site is developed with an existing mixed-use building that is not changing as a
result of this project, other than the proposed interior remodel for the subject suite.
The design, location, shape, and size have been suitable for the mixed-use structure
and uses on-site, and would continue the existing provision of emergency vehicle
access, public services, and utilities.
3. The Public Works Department, Building Division, and Fire Department have reviewed
the application. The project is required to obtain, all applicable permits from the City
Building and Fire Departments and must comply with the most recent, City-adopted
version of the California Building Code.
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 othervuse constitute a hazard
to the public convenience, health, interest, safety, or general vva/fare of persons residing
or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The proposed use is similar to and compatible with other commercial uses in the
vicinity, and complements the retail sales and service uses in the immediate area.
The use will serve nearby residents, employees, and visitors.
2. The proposed use would sell food and beverages for primarily off-site consumption
with up to six (6) seats provided.
3. The proposed use would not increase the parking demand, not have late hours of
operation, nor include alcohol sales.
4. The proposed use would not create any adverse noise impacts outside the
establishment, and would be subject to the noise standards within the Municipal Code.
5. Adequate trash storage facilities for the commercial tenant are provided in an enclosed
area within the garage, thereby preventing any odor or related issues for the
residential use above the first floor.
6. Compliance with the Municipal Code and the attached conditions of approval is
required and will further ensure that the proposed use will not be detrimental.
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Zoning Administrator Resolution No. ZA2014-0##
Page 5 of 7
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2014-034, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 (Planning and
Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 16th DAY OF OCTOBER, 2014.
Brenda Wisneski, AICP, Zoning Administrator
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 6 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval, except
as modified by applicable conditions of approval.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. 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 Use
Permit.
4. This Minor Use Permit may be modified or revQ)w6 by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or is materially injurious to
property or improvements in the vicinity or if the property isoperated or maintained so
as to constitute a public nuisance.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new Minor Use Permit.
6. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner orthe leasing agent.
8. The hours of operation shall be limited to between 7:00 a.m. and 11:00 p.m., daily.
9. The project shall be limited to a maximum of six (6) seats.
10. No outside paging system shall be utilized in conjunction with this establishment.
11. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 7 of 7
12. 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.
13. 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).
14. 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.
15. 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 Community
Development Director, and may require an amendment to this Minor Use Permit.
16. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of
the Newport Beach Municipal Code.
17. 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 Banzai Bowl Minor Use Permit including, but not
limited to, Minor Use Permit No. UP2014-034. 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.
07-22-2014
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Subject Property
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Minor Use Permit No. UP2014-034
PA2014-132
114 22nd Street
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Attachment No. ZA 3
Applicant's Project Description
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Project:
Banzai Bowls
11422 nd Street
Newport Beach, Ca.
We are proposing a Retail Food Establishment, selling Fruit Bowls& Drinks (no-cooking). We are
proposing a tenant improvement(T.I.)to convert the existing clothing retail to food retail.The tenant
improvement is 826 sq.ft. (661.5 sq. ft. of working area & 164.5 sq.ft. of customer waiting area). It will
include adding minor partition walls,electrical upgrade and new plumbing for sinks &floor drains.We
will also remove the existing T-bar ceiling and replace with new T-bar ceiling.There will be a maximum
of six(6) customers seating; however the intent of this establishment is for'take-out only'.The Hours of
operation are from 7am to 8pm daily.
If there are any further questions please contact:
Carlos A. Garcia
(909) 947-4252
jengineering@msn.com
Thank You,
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Attachment No. ZA 4
Project Plans
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Attachment No . ZA 4 - Project Plans
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ZZ�aS�. Face of
GENERAL NOTES
1. Verify all dimensions and conditions on job site prior to start of work or portions
(E) Residence above of the work.
to Remain 00, 2.All material and workmanship shall comply with the local building codes and all
other government codes, ordinances regulations, and laws.
qda �0 3.Where any conflict occurs between the requirements of federal, state and local
72 ent laws, codes, ordinances, rules, and
pO fed/ oro � 1 r the most stringent shall govern.
4.Contractor shall notify the engineer/ architect immediately of any discrepancies,
FIRE & LIFE SAFETY BUILDING REQUIREMENTS
Aro
errors,omissions, ambiguities, conflicts, and the like, discovered in the drawings GENERAL REQUIREMENTS
ena� Sea a (contract documents)
t/�hpr 5.Per building policy, where feasible and as determined by the building inspector,
°�eh all above ground utilities shall be relocated. 1. Plans showing underground piping of on-site hydrants, sprinkler systems, shall be submitted for approval prior to installation
eht o 6.Separate building permits are required for electrical, mechanical, plumbing.
s
,q Demolition of existing structure must be reviewed by SCAOMD. Approvals are 2. On-site protection facilities (i.e hydrants, sprinkler systems, etc.) shall be submitted for approval prior to occupancy.
�
7t d eh o' required prior to issuance of demolition permit. 3.The inspection hydrostatic test, and flushing of the hydrant and/ or sprinkler system shall be witnessed by the proper Fire Department
2�� tArO 7.All materials to be new, no seconds allowed. representative and no underground piping shall be covered with earth or hidden from view until the Fire Department representative has
erste eny^o os 8.All new materials to match existing, unless otherwise specified. been notified and given no less than 48 hours in which to inspect such installations.
9.The contractor and or sub-contractor shall visit and review the site conditions 4. Exit doors shall swing in the direction of exit travel when serving any hazardous area or when serving an occupant load of 50 or more. Title 24, 1004.2
Iprior to submitting bids.
<I. 5. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Title 24, 1004.2
70 10.The contractor shall assume sole and complete responsibility for job site 6. Width and height of required exit doorways to comply with Title 24 1004.6
conditions during the course of construction of this project, including safetyof
persons and property. This requirement apply continuously & not be limited to 7• Exits shall be illuminated at any time the building is occupied, with light having an intensity of not less one foot-candle at floor level. Title 24, 1012.1
working hours. The contractor shall provide public protection as necessary & 8. Provide Exit signs per Title 24, 1013 & 1003.2.8.2: Exit signs shall be located as necessary to clearly indicate the direction of egress travel. No point
required by government city agencies. shall be more than 100 feet from the nearest visible sign. Exit signs shall be readily visible from ant direction of approach.
�oeo 11.The contractor shall be responsible for cost of inspections and / or test, unless 9. Provide approved exiting illumination and illumination exit signs which are powered from separate source. Title 24, 1012.2
(E) Trash ��eo �c�4; �x�e noted otherwise. 10. Fire extinguishers requirements shall be determined b field inspector. Fire Code 1002
Enclosure o ' o e � 12.Trade names and manufactures referred to are for quality standards only. g y p
Q1 / I Substitutions will be permitted where submitted and approved by building 11• Building address numbers to be provided on the front of all buildings and visible and legible from street fronting the property.
6'd y inspector, owner and designer prior to purchasing and incorporating into the Said numbers shall contrast with their background. Fire Code, 1002
° y�P work. 12. Post "NO PARKING - FIRE LANE" signs and red curbs with stenciling along vehicular access roads. Fire Cod, 901.42
13.Details are intended to show the design. Minor modifications may be required to 13. Provide approved panic hardware on required exit doors. Title 24, Sections 1016.4 & 1004.4.
SITE PLAN suit the field dimensions or conditions & such modification shall be included as 14. All drapes, hanging curtains, drops and all other decorative material to comply with Fire Code Section 1103.3.3.
/ part of the work of the contract. 15. The main exit shall comply with Title 24, Section 1016.1.
/
SCALE: 1/16" = 1'-0" 14.Opening into attics, under floor areas and other enclosed area shall be covered 16. Comply with posting of room capacity. Fire Code 2501.1 , Title 24, Section 1002.3
with 4" to Z" corrosion resistant wire mesh except for openings with sash or
doors.
I15.Notching of exterior and bearing/non-bearing walls shall not exceed 25% / 40%
respectively. Bored holes in bearing walls / non-bearing walls shall not exceed
40% / 60% respectively.
16.Pipes, ducts and other non-structural construction shall not interfere with
accessibility to or within underfloor area. .
PROJECT DIRECTORY "Applicable Codes"
TENANT Elect. Mech. Plumb. All new construction shall meet or exceedSHEET INDEX SITE DATA SCOPE OF WORK
BANZAI BOWLS ENGINEERS the minimum requirements of the:
2013 CBC / Tenant Improvement For Juice Bar 826 sq. ft.:
114 22ND STREET Desilva & Associates 2013 CPC / Assessor Number: 047- 15 1 -02 Food remodel for Fruit Bowls Drinks
AK011TECTU KAL ELECTRICAL PLUMBING NEWPORT BEACH, CA. 15749 Francisquito Ave. 2013 CMC / Occupancy Group = B (Commercial) Take-out only "no-dinning in"
PHONE: 2013 CEC /
C I : Cover Sheet E I : Electrical Specifications P I : Legend, Calculations La Puente, Ca 91744 Construction Type = V-A - Add partition walls
CONTACT: JOE BARD 2013 CEC ENERGY Firesprinkler = No - Add front counter
A0: General Health Notes E2: Fixture, Sch., Abbrv. Symbols Schedules A.D.A. AND CALIFORNIA AMMENDMNETS
A I : (E) Floor Plan E3: Single Line Diagram P2: Waste � Vent Piping Property Lot = 2 1 10 sq. ft. - Upgrade Electrical
A2: (P) Floor t- Framing Plan E4: Load Panel CaIc5. P3: Hot * Cold Piping DESIGNER Tenant improvement = 826 sq. ft. - New T-Bar Ceiling
A3: Equipment Plan E5: Power Plan P4: Notes JESCO Design Services Use: Food Service for "take-out only"
A4: Ceiling �- Finish Plan EG: Lighting Plan P5: Details 2730 Sandpiper Ave, (Fruit Bowls $ Drinks) no cooking
A5: Elevations E7: Details PG: 5peafications Ontario, Ca. 91761 Legal Description
S 1 : Sectionals E8: Details (909) 947-4252 Existing Parking Provided = 2 covered parking (for retail)
52: Structural Details E9: Compliance Reports Contact: Carlos A. Garcia LOT: 2 covered parking (for residence)
HC- I : DISABLED ACCESS DETAIL t- NOTES E 10: Compliance Reports BLOCK:
TRACT:
APN: 047-151-02
25
PA2014- 132 Attachment No . ZA 4 - Project Plans
General Notes
SHEET DESCRIPTION:
- Existing Floor Plan
44'-1"
(E) Block Wall
Demising Wall 40'-9"
43'-3"
C/L — — — — — — — — —
t
(E) (E)
Store Garage o
M
Floor Area Floor Area Q
826.0 sq. ft 992.5 sq. ft
0
8"
0
22'-6" r c
Co
3 2
C° R st
w In ded in 15'-10"
10'-2" ® r
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0 ih ,
6',
No. Revision/Issue Date
(E)(D
Entrance & Courty rd `O
Firm Name and Address
Floor Area
234.0 sq. ft
C/L — — — — — — — — — — — J ESCO
3'-8" 2730 Sandpiper Ave.
5'-7" 9'-5" 8'-8" 19'-7" Ontario, Ca. 91761
(E) Block Wall (909) 947-4252
Demising Wall
85'-10"
Project Name and Address
WALL LEGEND
Existing Wall WINDOW SCHEDULE DOOR SCHEDULE
Banzai Bowls
(E) FLOOR PLAN SYM TYPE QTY. SYM TYPE TYPE QTY. 11422nd Street
4'0°x 3'0° fXD. wD. 3' Newport Beach Ca.
SCALE: I /4" = I '-0" (Existing) G -O" x T0" S.C. I
Tem ered lass 0 w/ -Lite (Temp. G1055)
Existing Store-Front O 3'-0" x 6'8" (Exterior) S.C. I
Cargo Dr. ( 1 -3/611 thk.)
O2'-8 H.C.
X 6.8..
Existing 8"x8"x16" 3 (Existing Door) I
Project Sheet
(Block wall) O31-01, x 2'811 11.C. I 14-275 A l
(Swivel Door)
Data
7/11/14
Scale
noted OF 5
'64416
6
PA2014- 132 Attachment No . ZA 4 - Project Plans
C (E) Block Wall
S1
Demising Wall 40'-8"
General Notes
C�z —
SHEET DESCRIPTION:
- Proposed Floor Plan
- Framing Plan
w 2 - Occupancy Load
0 � S1 � - Window & Door Sche.
S1 � m 1 S1
`oma oE S1
O L (E)
X X 1
Garage
1 2 N
S S Floor Area
992.5 sq. ft
B B
S1 � S1
x
(E) HDR W
E) Rest Roolo
to ain)
s-
\ 4x4 O
Fl
CIL — — —
(Proposed) FRAM I NG PLAN
SCALE: 11411 = 1 '-0" (E) Block Wall
Demising Wall
(E) Block Wall (N) 400A Service(N) 400A Service
44'-1" Demising Wall See Electrical PlansSee Electrical Plans 40'-9"
5' 14'-1"
C/z —
1
I (E) 100A Service
(E)
E 1
for Residence Above J
/ 15 _ 0)
Garage
r; 3r ZL Z "
Floor Area
a d 992.5 sq. ft
00
LO-
`n = WORK Area
1 661 .5 sq. ft Cr)
_r N
� � N
>
O
22'-10" m c c' Y
x Y Y N
3 (h CU
d d
Remove existing _
O 0
Concrete (2) Steps & b 34" High E) est Roo0
15'-10" o_ O J
replace with ADA Ramp I 6'-1" EXIT Counter co t ain) M
w/ 8.33% Max Slope 6L �
0 No. Revision/Issue Date
Cargo Door
rHandl-Ca 2 2% Slopep M Ch19t Firm Name and Address
Ramp 8. /o Landing _ 5 (E) Trash Area
C& - - - _ _ _ _ FI - _ _ J ESCO
2730 Sandpiper Ave.
9'-6" 6-11" 8' 19'-10" 34'-5" 7'-8"
Ontario, a. 91761
(909) 947-4252
(E) Stair Case (Proposed) FLOOK PLAN
WALL LEGEND Concrete Steps
w / steel Riser SCALE: 114" = 1 -O"
Existing Wall 10" 13'-9" — Project Name and Address
WINDOW SCHEDULE DOOR SCHEDULE
New Full Height Wall BANZAI BOWL OCCUPANCY LOAD CALCULATION SYM TYPE QTY. 5YM TYPE TYPE QTY, MECHANICAL PLAN TO Banzal Bowls
(PER TABLE 1004. 1 . I CBC 2013) REMAIN AS IS. 114 22nd Street
OCC. LOAD OCC. LOAD OCC. LOAD 4'0"x 3'0" `XD. WD.
New 42" Height Wa I Type of BuTemsiness = Food Retail (Frust Bowls Drinks) DESCRIPTION AREA (S.F) FACTOR CALCULATION CAPACITY 'I (Existin�)ered611,155 w/7 O S.C. I WHEN ROOMS OR SPACES ARE Newport Beach, Ca.
I -Lite (Temp. Glass) CONSTRUCTED, THE EXISTING
Hours of = 7AM to 8PM (Dail )y CUSTOMER ORDERING 164.5 / 15MECHANICAL SYSTEM IS NOT TO
Operation
AREA I G4.5 1 5 GR055 = 10.96 8 MAX O 3 Carrge x 05"o Dr. ( I -3/8(Exterior)thk.) S.C. I BE ALTERED OTHER THAN
Existing Store-Front p RELOCATION OF THE EXISTING
WORK AREA 661 .5 / 200 DUCT WORK (WHERE APPLICABLE)
umber of Employees = 2 employees per Shift (BUSINESS AREA) 661 .5 200 GR05 = 3.3 1 2 MAX O ExBting Door) H•C. I
Existing 8"x8"x16"
(Block wall) umber of Seats = 6 seats Max. (Take-out only) 10 OCCUPANTS TOTAL O 3-0 x 28
i n i u Project Shee[
Covered Parking = 2 Retail Parking ( 2 Residential Parking) NOTE5: 4 (Swivel Door) �'C' I 14-275 ��
1. THE BUILDING OFFICIAL SHALL ESTABLISH A USE BASED ON A LISTED USE THAT MOST NEARLY (Existing) 3'-O" X 6'8" Date
RESEMBLES THE INTENDED USE. 5 Metal Door Metal I
EXCEPTION:WHERE APPROVED BY THE BUILDING OFFICIAL,THE ACTUAL NUMBER OF 7/11/14
OCCUPANTS FOR WHOM EACH OCCUPIED SPACE, FLOOR OR BUILDING IS DESIGNED,
ALTHOUGH LESS THAN THOSE DETERMINED BY CALCULATION,SHALL BE PERMITTED TO BE scale
USED IN THE DETERMINATION OF THE DESIGN OCCUPANT LOAD. noted OF 5
2.C STOMER WAITING(ORDERING)AREA 8 MAX.CAPACITY.
PA2014- 132 Attachment No . ZA 4 - Project Plans
EQUIPMENT / APPLIANCE SCHEDULE
TENANT IMPROVEMENT TO COMPLY WITH TABLE 4-4 # QTY DESCRIPTION
THE FOLLOWING TABLE (IF APPLICABLE) MINIMUM EXHAUST RATES MOP BASIN, COMPOSITE, "ZURN" Z1996-24 NSF General Notes
[ASHRAE 62.1: Table 6-4] 1 1 APPROVED (WITH BACK FLOW PREVENTER)
TABLE 4-1 1.A 1 18"X24"' METAL CHEMICAL SHELF, AERO 4W-1824
Exhaust Rates Exhaust Rate Exhaust Rate Exhaust Rate (ABOVE SINK)
MINIMUM VENTILATION RATES IN BREATHING ZONE ' Z Occupancy Category (cfm/unit (cfm/ft 2) L/s-unit L/s-m2 1 .13 1 MOP & BROOM RACK MOUNTED TO WALL
[ASHRAE 62. 1 : Table 6-1 ] 3-Comp. Sink, with 15" left & right hand drainboard,
16" front-to-back x 15"W compartment, 12"D, with 7"H Sheet D e5 c r i pt i o n
People Art classroom - 070 - 3.5 2 1 splash, galvanized legs, 18/202 stainless steel, NSF
p - EQUIPMENT PLAN
Occupancy Outdoor Air Area Outdoor Default Occupant 4 _ _ approved
p y p Auto repair rooms 1.50 7.5
s (21" Depth x 78-3/4" Length x45" Height) SE15153D
Air Rate RA Density Barbershop - 0.50 - 2.5
Category ` Rate Rp cfm/ft2 (people/1 le/1000 ft2 Beauty and nail salon - 0.60 - 3.0 1-COMP. SINK STAINLESS STEEL, 18GA.,
(cfm/person ( (p p ) y 3 1 "TURBO-AIR" TSA-1-R1 W/ 1-5/8"GALV. TUBING LEGS
Cell with toilet - 1.00 - 5.0 NSF APPROVED
Correctional Facility Darkrooms - 1.00 - 5.0 HAND SINK WALL MOUNTED, STAINLESS STEEL,
Cell 5 0.12 25 Arena' - 0.50 - 2.5 4 1 18GA. W/ TOWEL & SOAP DISPENSER "TURBO AIR"
TSS-1-H, NSF APPROVED
Day Room 5 0.06 25 Kitchen-commercial - 0.70 - 3.5 REACH-IN SOLID SWING DOOR FREEZER, TRUE
Guard Station 5 0.06 25 Kitchenettes - 0.30 - 1.5 5 2 FOOD SERVICE EQUIPMENT (T.F.S.E.) T-49F. NSF
Booking / Waiting 7.5 0.06 25 Locker rooms - 0.50 - 2.5
APPROVED. (54" X 29.5")
Locker/ dressing rooms - 0.25 - 1 .25 REACH-IN SOLID SWING DOOR REFRIGERATOR,
Educational Facility 6 1 TRUE FOOD SERVICE EQUIPMENT (T.F.S.E.)T-49R.
Parking garages' - 0.75 - 3.7 NSF APPROVED. (54" X 29-1/2")
Day care (through age 4) 10 0.18 25
ASHRAE Janitor, trash, recycle - 1.00 - 5.0 COLD FOOD (SANDWICH PREP)
ASHRAE Day care sick room 10 0.18 25 7 1 REFRIGERATOR/TABLE, "T.F.S.E. TSS-48-18M-B, NSF
Classrooms (ages 5-8) 10 0.12 25 Pet shops (animal area) - 0.90 - 4.5 APPROVED (48.4" x 34.25")
Classroom (age 9 plus) 10 0.12 35 Copy printing rooms - 0.50 - 2.5 8 1 HORIZONTAL FREEZER, GLASS FLAT LID, "T.F.S.E."
Lecture classroom 7.5 0.06 65
Science lab classrooms - 1.00 - 5.0 TFM-51 FL, NSF APPROVED. (31.63h x 51.88w x 26.1 d)
Toilets - public ' 25 / 50 - 25 / 35 True TWT-27F Work Top Freezer, One Section, -10', 6.5
Lecture Hall (fixed seats) 7.5 0.06 150 -
-
Toilets private 5 25 / 50 - 12.5 / 25 - 9 1 cu.ft., (2) shelves, 300 series s/s floor, 5" castors, rear
Art Classroom 10 0.18 20 p mount refri9•. 3 HP. 115v/60/1
Science IaboratoriesE 10 0.18 25 Woodwork shop / classroom - 0.50 - 2.5
I University / Colleges 10 0.18 25 Notes: 30X36 WORK TABLE, 14 GA.STAINLESS STEEL,
ASHRAE
10 2 "ADVANCED TABCO" FLG-362, NSF APPROVED
ASHRAE Laboratories
1. Stands where engines are run shall have exhaust systems that directly connect to engine exhaust and prevent escape of DRY SHELVING, 6-6" LONG W/ 5 TIERS, ADJUSTABLE
Wood / metal shops 10 0.18 20 fumes STORAGE WIRE SHELVING, CHROME-PLATED
2. The rates do not include exhaust from vehicles or equipment with internal combustion engines. 11 5 FINISH FOR DRY STORAGE, NSF APPROVED 6'-6"W
Computer lab 10 0.12 25
3. Exhaust rates are not required for open parking garages as defined in accordance with the Building Code. X 24D X 60"H) MANUFACTURE: WHALEN
Media center A 10 0.12 25 4. Rate is per water closet or urinal. Provide the higher rate where periods of heavy use are expected to occur(e.g.toilets in
theater, schools, and sports facuilities. WALL MOUNTED SHELVING 18" X 60", AERO
Music / theater/ dance 10 0.06 35 5. Rate is for toilet room intended to occupied by one person at a time. For continuous system operation during normal
working hours of use, the lower rate may be used. Otherwise use the higher rate. ECONOMY SERIES, STAINLESS STEEL 16GA. 430,
Multi-use assembly 7.5 0.06 100 6. For unlisted occupancies for a proposed space not listed in the table, the requirements for the listed occupancy that is 12 1 4W-1860, FOR DRY STORAGE, NSF APPROVED. (5
most similar in terms of occupant density and occupancy type shall be used. FEET)
Food and Beverage Services 7. Exhaust rate is not required for enclosed parking garages having a floor area of one-thousand (1,000)square feet or less
and used for the storage of five (5)or less motorized vehicles. 13 4 BLENDER, DRINK, VitaMix #748 (2-Speed)
Restaurant dining rooms 7.5 0.18 70 LOCKERS, OSL., PROVIDE 1 LOCKER PER
Cafeteria / fast food dining 7.5 0.18 100 14 1 EMPLOYEE ON EACH SHIFT PERSONAL. 6" LEGS,
Bars, cocktail lounge 7.5 0.18 100 DRY STORAGE LINEAR SHELVING REQUIRED EASILY CLEANABLE LEGS.
6-6" X 5 = 32'-0" LINEAR FEET PROVIDED = 32'-0" REQUIRED (ok) 15 1 FLOOR SINK, FLUSH WITH FINISHED FLOOR.
16 1 AIR CURTAIN, "MARS" MODEL #36 NCH. NSF
APPROVED
17 2 34" HIGH COUNTER TOP W/ FORMICA TOP
(E) Block Wall 18 1 CASH REGISTER
Demising Wall 19 1 FIRE EXTINGUISHER
1 1 3 11 12 COMMERCIAL ELEC. WATER HEATER, 9KW INPUT,
OFL20 1 50 GALLONS (WITH STAINLESS STEEL LEAK PAN)
BRADFORD WHITE: M-II-50(A)-KW-3SF
True TSSU-27-8 Sandwich / Salad Unit, 6.5 cu.ft., (8) 4"
dp clear poly pans, s/s insulated cover, cutting board, 300
21 1 s/s top & front, (1) door (2) shelves, white alum. interior
T 11\Z w/300 s/s floor, front breather 5" caster, s HP, 115/60/1, No. Revision/Issue Date
10 1 13 13 13 13 to 1 1
4 ih 1 1
C (E) Firm Name and Address
A
{ 8 D Garage J E S C O
1 Floor Area 2730 Sandpiper Ave.
7 / 3'-2,r 3'-2" 0 992.5 sq. ft
10 Ontario, Ca. 91761
L (Mounted On (909) 947-4252
(N) Front Area O �') Platform above
(Ordering Area 9 19 Mop Basin.)
(164.5 sq. ft)
Project Name and Address
1 0 Banzai Bowls
-IBM
34" High 1
s- Counter 114 22nd Street
9" O Newport Beach, Ca.
4\ U P
B
�( Trash Area
°'-' 8. 3% 5 5 6
Project Sheet
14-275 A3
Data
7/11114
( notaStair Ceps PROPOSED EQUIPMENT PLAN
Concrete Steps (E) Block Wall Scale OF 5
w / steel Riser Demising Wall noted
SCALE: 1 /4" = I '-0"
2�
PA2014- 132 Attachment No . ZA 4 - Project Plans
B2
C31 C4 General Notes
18 3 13 13 13 13 1 14 3 1 2
F.C.
3 Sheet Description
- ELEVATION PLAN
to
t
00
F.F.
Elevation D
SCALE: 3/8" = I -0"
(E) Restroom C4TF.
B2 6 5 O 5 3 to Remain 4 7 3
C.
F.C.
34" High
Counter
0
00
F.F.
Elevation C
SCALE: 3/8" = I '-0" 34 High
Counter
No. Revision/Issue Date
62 3 Firm Name and Address
C3 C4 2 1 1 C4
B2 3 10 8 10 3 J ESCO
2730 Sandpiper Ave.
Ontario, Ca. 91761
(909) 947-4252
If if
Project Name and Address
Banzai Bowls
114 22nd Street
Newport Beach, Ca.
®o
Project Sheet
14-275 - A5
Data
7/11/14
Elevation A Elevation D Scale
noted OF 5
SCALE: 3/8" = '-0" SCALE: 3/8" = ) '-0"
1
PA2014- 132 Attachment No . ZA 4 - Project Plans
GENERAL NOTES CONCRETE
THIS PROJECT SHALL COMPLY WITH TITLE-24 AND SHALL COMPLY WITH THE
LATEST EDITION OFTHE FOLLOWING CODES:
2013 CALIFORNIA BUILDING CODE. REFER TO THE CBC FOR ALL ASSOCIATED General Notes
APPLICABLE CODES.CONTRACTOR IS ALSO REPSONSIBLE TO ABIDE BY ANY AND rF
ALL LOCAL CODES.
ALL WORK SHALL COMPLY WITH CURRENT CODES.
APPROVAL OF THES PLANS BY THE BUILDING DEPARTMENT DOES NOT INCLUDE
APPROVAL FOR ANY TYPE OF ALARM SYSTEM THAT MAY BE SHOWN OR
REQUIRED.
V V \V/ ( ) T-BA E I L I G 5. REFER TO THE GRADING PLAN(IF AVAILABLE)FOR DRAINAGE
COMPACTION REPORTS AND THE SOILS ENGINEER'S ROUGH GRADING CERTIFICATE
F,C, SHALL BE ON FILE WITH THE BUILDING AND SAFETY DIVISION PRIOR TO THE
ISSUANCE OF A BUILDING PERMIT.
RESPONSIBILITY OF THE CONTRACTOR 5heet Description
- SECTIONAL PLANS
1.PRIOR TO PROCEEDING WITH THE WORK AS DESCRIBED IN THESE DOCUMENTS,
THE CONTRACTOR SHALL INSPECT THE SITE AND SHALL EXAMINE THE DRAWINGS - NOTES
AND SPECIFICATIONS. ANY DISCREPANCIES OR QUESTIONS SHALL BE
(N)2- 2x4 Top Plate IMMEDIATELY BROUGHT TO THE ATTENTION OF THE ARCHITECT/DESIGNER OR
ENGINEER.
2.DURING CONSTRUCTION THE CONTRACTOR SHALL HAVE COMPLETE
RESPONSIBILITY FOR ALL WORK AS DESCRIBED HEREIN(INCLUDING THAT DONE
p CD BY SUB-CONTRACTORS)UNLESS SPECIFICALLY NOTED OTHERWISE. THE
(N)2x4 Cripple 00 3.CONTRACTOR SHALL PROVIDE PERSONAL SUPERVISION OF THE WORK AT ALL
@ 16" OIC SUPERVISOR TO ACTIN HIS/HER EBEHALF.
TIMES,OR,IN THE IABSENCE SHALL DESIGNATE A COMPETENT
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE METHOD OF CONSTRUCTION
CID TO BE USED AND FOR PROVIDING SAFE WORKING CONDITIONS ON THE JOB SITE.
r 2X4 HE/SHE SHALL PROVIDE TEMPORARY SHORING AND/OR BRACING AS NEEDED AND
CO Bottom Plate PROVIDE FOR CLEANUP AND REMOVAL OF DEBRIS AS THE WORK PROGRESSES.
UPON COMPLETION OF THE WORK,ALL DEBRIS SHALL BE REMOVED FROM THE
Lori F.F. SITE. ALL MATERIAL STORED ON SITE SHALL BE PROTECTED AND SHALL NOT BE
PLACED ON THE PARTIALLY COMPLETED WORK IN SUCH A MANNER AS TO CAUSE
OVERLOAD OR DAMAGE THERETO.
4.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE AND
MAINTAIN WORKMEN'S COMPENSATION INSURANCE FOR ALL HIS/HER EMPLOYEES
Section A-A DURING THE COURSE OF THIS WORK AND TO DETERMINE THAT ALL OTHER
WORKERS ON THIS PROJECT ARE SIMILARLY PROTECTED.
5,THE WORK AS DESCRIBED HEREIN SHALL BE DONE IN A COMPETENT MANNER IN
SCALE: 3/8" = 1 '-O° ACCORDANCE WITH GOOD CONSTRUCTION PRACTICES AND SHALL PROCEED
EXPEDITIOUSLY AND WITHOUT UNWARRANTED DELAYS.
5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH ALL FEDERAL,
STATE AND LOCAL LAWS AND REGULATION APPLICABLE TO THIS WORK. UNLESS
NOTED OTHERWISE THE BUILDING CODE FOR THE LOCAL GOVERNING AGENCY
SHALL BE THE 2013 EDITION OF THE CALIFORNIA CODES,INCLUDING ALL
AMENDMENTS THERETO.
DIMENSIONS TAKE PRECEDENCE OVER SCALED DRAWINGS. IMMEDIATELY
CONTRACT THE PLAN PRERARER IF A DISCREPANCY OR OMISSION OF
DIMENSIONS ARE FOUND.
PLANS WILL NOT BE RELEASED FROM THIS OFFICE,FOR CONSTRUCTION, UNTIL
THE CONTRACTED FEES HAVE BEEN PAID UP TO DATE AND PLAN HAVE BEEN
REVIEWED AND APPROVED BY THE GOVERNING AGENCY(READY FOR PERMIT).
REFER TO ARCHITECTURAL,MECHANICAL AND ELECTRICAL DRAWINGS FOR
MOLDS,ORNAMENTS,GROOVES,CLIPS,GROUNDS,DROPPED SLABS,CURBS,ETC.
NOT SHOWN ON STRUCTURAL DRAWINGS.
CONTRACTOR SHALL PROVIDE SAFE AND ADEQUATE TEMPORARY ERECTION
BRACING ON ALL BEAMS,WALLS,ETC.TO PROVIDE FULL STRUCTURAL STABILITY.
BRACING SHALL NOT BE REMOVED UNTIL THE ELEMENT SUPPORTED IS CAPABLE
OF SUPPORTING ITS DESIGN LOAD.
T V_ y y ( ) T-B EILI G/ y y y
F.C.
CONCRETE
1 CONCRETE MIX DESIGN SHALL BE PER CBC SECTIONS 1904. THE SPECIFIED
COMPRESSIVE STRENGTH SHALL BE AS DESIGNATED BELOW. STRENGTH
REQUIREMENTS SHALL BE BASED ON 28-DAY COMPRESSIVE STRENGTH U.N.O.
(E) 2x4 Stud (a)SLAB ON GRADE 2500 psi
(b)FOUNDATION 3000 psi
Wall (extended 3'-0") 2. CEMENT SHALL BE PORTLAND CEMENT TYPE I&II PER ASTM C-150(CBC STD.19-1)
(N)2- 2x4 Top Plate PORTLAND CEMENT TYPE V SHALL BE USED WHERE CONCRETE COMES IN
CONTACT WITH NATURAL SOIL UNLESS SOILS TESTING COMPLETED BY THE SOILS
ENGINEER OF RECORD PROVIDES CONCENTRATIONS OF WATER SOLUBLE
SULFATES BELOW THOSE SPECIFIED IN TABLE 19-A-4.
ip (D 3. ALL CONCRETE AGGREGATES SHALL CONFORM TO ASTM C-333 FOR
rNORMAL-WEIGHT CONCRETE AND ASTM C-330 FOR LIGHTWEIGHT CONCRETE
C) (N)2x4 Cripple 4. CONCRETE MIX SHALL BE DESIGNED FOR 4 INCH MAXIMUM SLUMP IF
@ 16" o/c CONSOLIDATED BY VIBRATION AND 5INCH MAXIMUM IF CONSOLIDATED BY OTHER
MEANS.
2X4 5. NOMINAL MAXIMUM SIZE OF COARSE AGGREGATE SHALL NOT BE LARGER
co Bottom
ONE FIFTH (Y5) THE NARROWEST DIMENSION BETWEEN SIDES OF
Bottom Plate FORMS, NOR, ONE THIRD (Y3) THE DEPTH OF SLABS, NOR, THREE FOURTHS
(%) THE MINIMUM CLEAR SPACING BETWEEN INDIVIDUAL REINFORCING
F.F. BARS, WIRES, BUNDLES OR DUCTS.
& MIXING AND PLACING OF ALL CONCRETE SHALL BE PER CBC SECTION
1905.
7. FORM WORK, EMBEDDED PIPES AND CONSTRUCTION JOINTS SHALL BE PER
5ectlon 13-13CBC SECTION 1906.
8. CONTROL JOINTS ARE TO BE PROVIDED IN SLABS ON GRADE AT A
SPACING OF NOT MORE THAN 25 FEET IN BOTH DIRECTIONS AND ARE TO
SCALE: 3/8" = 1 '-0" BE MADE BY SAW CUT (N' WIDE BY ONE FOURTH THE SLAB THICKNESS),
NOT LATER THAN 24 HOURS AFTER PLACING CONCRETE. LOCATION OF
9. CONSTRUCTION JOINTS IS TO BE PER ENGINEER'S APPROVAL.
CONTINUOUS INSPECTION BY A QUALIFIED INSPECTOR SHALL BE PROVIDED
FOR THE PLACEMENT OF ALL CONCRETE EXCEPT FOUNDATIONS AND SLAB
ON GRADE. THE FOLLOWING MINIMUM CONCRETE COVER SHALL BE
PROVIDED FOR REINFORCEMENT. No. Revision/Issue Date
(E)2x F.J.
CONCRETE AGAINST PERMANENTLY EXPOSED EAR13
@ 16" OIC (b) FORMED CONCRETEEXPOSED TO EARTH OR WEATHER 112
#6 THROUGH # 18 BARS
2x4 To Plate #5 BAR, W31 OR D31 WIRE, AND SMALLER Firm Name and Address
(E)2- p 10. CONCRETE FLOOR SLABS SHALL NOT VARY MORE THAN Ya" IN TEN FEET.
11. NO ADMIXTURES (e.g. CALCIUM CHLORIDE) MAY BE ADDED TO ANY
(N) T-Bar CONCRETE WITHOUT THE PRIOR APPROVAL OF THE ENGINEER. J E S C O
Ceiling LUMBER
2730 Sandpiper Ave.
(E)8x8x16 Block Wall 1. UNLESS NOTED OTHERWISE ON PLANS,ALL LUMBER SHALL BE DOUGLAS Ontario, Ca. 91761
FIR-LARCH,DOUGLAS FIR-LARCH(NORTH)#2 GRADE AT MAXIMUM 19%MOISTURE
(Demising) CONTENT PER THE STANDARD GRADING RULE OF THE WESTERN WOOD PRODUCTS (909) 947-4252
(E) 2xBlk'g ASSOCIATION AND THE CBC STANDARD 23-1. EACH PIECE SHALL BE GRADE
MARKED BY AN APPROVED GRADING AGENCY.
2. UNLESS NOTED OTHERWISE ON PLANS,NO OTHER STRUCTURAL WOOD MEMBERS
MAY BE CUT,NOTCHED,OR BORED WITHOUT APPROVAL OF THE ENGINEER.
3. ALL STRUCTURAL PLYWOOD AND WOOD STRUCTURAL PANELS SHALL BE DOUGLAS
FIR PER CBC STANDARDS 23-2 AND 23-3. Project Name and Address
4. PLYWOOD IS TO BE INSTALLED WITH FACE GRAIN PERPENDICULAR TO FRAMING
MEMBERS UNLESS SHOWN OTHERWISE ON PLANS.
5. UNLESS SHOWN OTHERWISE ON PLANS,ALL WOOD FRAMING IS TO BE PER THE
(E) 2x4 GENERAL CONSTRUCTION REQUIREMENTS OF CBC SECTION 2317-2326. Banzal BOWIS
Fir-out Wall 6. ALL OPENINGS IN FLOOR AND ROOF DIAPHRAGMS ARE TO BE NAILED AT THE
(E) 2x4Stud (N)2- 2x4 Tor Plate PERIMETER OF THE OPENING WITH THE SAME NAILING AS SHOWN FOR THE 11422nd Street
Wall (to remain) CD BOUNDARY OF THE PLYWOOD DIAPHRAGM.
7. ALL PLYWOOD DIAPHRAGMS AND SHEAR WALLS TO BE INSPECTED BY THE Newport Beach, Ca.
BUILDING DEPARTMENT PRIOR TO COVERING.
8. THE FOLLOWING WOOD MEMBERS SHALL BE PRESSURE TREATED:
T-BAR CEILING NOTES: (a)FOUNDATION PLATES OR SILLS
(b)ALL OTHER LUMBER WHICH IS IN DIRECT CONTACT WITH EARTH OR
N 2x4 Cripple ' IS EMBEDDED IN CONCRETE OR MASONRY WHICH IS EXPOSED TO
34" High ( ) pp _ SUSPENDED CEILINGS IN SEISMIC DESIGN CATEGORIES D, E&F SHALL COMPLY WEATHER OR IS IN DIRECT CONTACT WITH EARTH.
g @ 16" o/c WITH ASCE 7-05 SECTION 13.5.6.2.1 AS FOLLOWS: 9. UNLESS NOTED OTHERWISE ON PLANS,ALL BOLTS BEARING ON WOOD SHALL BE
Counter N r A307 AND SHALL HAVE A STANDARD CUT WASHER UNDER THE HEAD AND/OR NUT.
2X4 Ch 1. ALL CEILINGS SHALL USE HEAVY DUTY T-BAR GRID SYSTEM. 10. ALL BOLT HOLES SHALL BE NOT MORE THAN Y,6 INCH LARGER THAN THE NOMINAL Project Sheet
THE WIDTH OF THE PERIMETER SUPPORTING CLOSURE ANGLE SHALL NOT BE BOLT DIAMETER.
Bottom Plate LESS THAN 2INCHES. 11. ALL BOLTS SHALL BE RETIGHTENED AFTER FRAMING IS COMPLETED AND PRIOR TO 14-275
2. IN EACH ORTHOGONAL HORIZONTAL DIRECTION,ONE END OF THE CEILING GRID COVERING WALLS,FLOORS AND CEILINGS
3, SHALL BE ATTACHED TO THE CLOSURE ANGLE. 12. ALL BUILT UP MEMBERS TO BE NAILED OR BOLTED AS FOLLOWS,UNLESS NOTED Date
° 4, THE OTHER END IN EACH HORIZONTAL DIRECTION SHALL HAVE A t"CLEARANCE OTHERWISE> 7/11/14
Built-in 5 e ct I o n C `jI/'� FROM THE WALL AND SHALL REST UPON AND BE FREE TO SLIDE ON THE CLOSURE 2 MEMBERS 16d COMMON @ 16"O.C.
ANGLE OR LISTED ASSEMBLY. 3 MEMBERS 16d COMMON @ 12"EACH FACE Scale
° Base Cabinet SCALE: 3/8" = I -O 5. CEILINGS OVER 1000 SQ.FT.MUST HAVE HORIZONTAL RESTRAINT WIRES(TYPICAL 4 MEMBERS PROVIDE MINIMUM V DIAMETER
ER MB @ 16 NAILS OR BOLTS)AT EACH END noted OF 2
RESTRAINT WOULD CONSIST OF FOUR 12 GAUGE WIRES SPLAYED AT 90°TO EACH
6. OTHER AND SLOPPED 45°TO THE HORIZONTAL,SPACED 12"O/C) WITHIN 12"FROM THE END.
CEILINGS WITHOUT RIGID BRACING MUST HAVE 2"OVERSIZED TRIM RINGS FOR 13. DOUBLE TOP PLATES ON ALL EXTERIOR AND BEARING PARTITIONS SHALL LAP 4'-0"
SPRINKLERS AND OTHER CEILING PENETRATIONS. MINIMUM AT SPLICES AND HAVE 8-16d NAILS MINIMUM THROUGH EACH SIDE OF
SPLICE IN PLATES.
.�J