HomeMy WebLinkAbout02 - Choco Fruit Minor Use Permit - PA2015-103 o4�Ewr°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
�q�fFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 16, 2015
Agenda Item No. 2:
SUBJECT: Choco Fruit - (PA2015-103)
2233 W. Balboa Boulevard, Suite 110
• Minor Use Permit No. UP2015-027
APPLICANT: Albasha, LLC — Rasha Albasha
OWNER: American Commercial Equities, LLC
PLANNER: Jason Van Patten, Assistant Planner
(949) 644-3234; jvanpatten@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 allow the operation of a take-out service limited, eating and
drinking establishment with six seats in an existing mixed-use building. No late hours
(after 11:00 p.m.) or alcohol service 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.
UP2015-027 (Attachment No. ZA 1).
DISCUSSION
• The subject property is developed with a 13,124-square-foot mixed-use building
that is situated at the corner of West Balboa Boulevard and 23rd Street. The
nonresidential portion (10,400 square feet) at the ground level consists of 11
suites occupied by a mix of retail and small eating and drinking establishments.
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Choco Fruit
Zoning Administrator, July 16, 2015
Page 2
Two residential units are located at the second level. A total of six parking spaces
are provided on site for the nonresidential uses.
• The proposal is to convert a vacant 860-square-foot tenant space (formerly an
office for ABC Surf Lessons) into a take-out service limited, eating and drinking
establishment that will serve chocolate products, crepes, waffles, and a variety of
cold beverages. The proposed hours of operation are 7:00 a.m. to 8:00 p.m.,
Monday through Thursday, and 7:00 a.m. to 10:00 p.m. Friday through Sunday.
Seating for up to six patrons will be provided inside the establishment. No late
hours (after 11:00 p.m.) or alcohol service are proposed as part of this
application. In order to allow for future flexibility, a condition of approval is
included allowing hours of operation between 7:00 a.m. and 11:00 p.m. daily.
• The proposal complies with Zoning Code standards for a take-out service limited,
eating and drinking establishment, including the requirement not to exceed a
maximum of six seats.
• The subject property is located in the Mixed-Use Water Related (MU-W2) 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 take-out service limited, eating and drinking
establishment is a permitted use within the Zoning District, subject to the
approval of a minor use permit pursuant to Table 2-9 of Newport Beach
Municipal Code Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and
Permit Requirements).
• The property is designated Mixed-Use Water Related (MU-W2) by the Land Use
Element of the General Plan which is consistent in intent with the MU-W2 Zoning
District. The proposed establishment is a commercial use intended to serve
nearby residents, the surrounding community, and visitors to the City of Newport
Beach. Therefore, the use is consistent with this land use category.
• The property is considered nonconforming due to a deficiency in on-site parking
for the nonresidential uses. Six parking spaces are provided on-site, where,
based on a retail parking ratio of one space per 250 square feet, a total of 42
spaces (10,400/250 = 41.6) are required. The residential units each provide a
two-car garage, consistent with the Zoning Code.
• 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, and the
new use requires a parking rate of no more than one space per 250 square feet
of gross building area. In this case, the parking requirement for a take-out service
TmpIt:04-17-14
Choco Fruit
Zoning Administrator, July 16, 2015
Page 3
limited, eating and drinking establishment is one space per 250 square feet of
gross building area, and no intensification or enlargement is proposed.
Therefore, no additional parking is required.
• Staff believes the proposed take-out service, limited eating and drinking
establishment use will be complementary to the other uses in the building and
will serve residents and visitors to the City.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1
exemption authorizes minor alterations to existing structures involving negligible or no
expansion of use. The proposed project involves interior improvements to convert a
previous office use to a take-out service limited, eating and drinking establishment and
does not result in an expansion of floor area or a change in parking requirement.
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:
004vc--
Ja on Van Patten, Assistant Planner
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Project Plans
TmpIt:04-17-14
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2015-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING USE PERMIT NO.
UP2015-027 FOR A TAKE-OUT SERVICE LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 2233 WEST
BALBOA BOULEVARD, SUITE 110 (PA2015-103)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Albasha, LLC dba Choco Fruit, with respect to property
located at 2233 West Balboa Boulevard, Suite 110, and legally described as Lot 9, 10,
11, 12, 13, 14 and 15, in Block 22 of Newport Beach, as shown on map recorded in Book
3, Page 26, Miscellaneous Maps, Records of Orange County requesting approval of a
minor use permit.
2. The applicant proposes a minor use permit to allow the operation of a take-out service
limited, eating and drinking establishment with six seats in an existing mixed-use
building. No late hours (after 11 :00 p.m.) or alcohol service are proposed as part of
this application.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on July 16, 2015, in the City Hall Council Chambers, 100 Civic
Center Drive, Newport Beach, California. 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 Section
15301 of 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 with no expansion in use.
Zoning Administrator Resolution No. ZA2015-
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) 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:
1. The General Plan designates the site as MU-W2 (Mixed-Use Water-Related) 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.
2. The proposed establishment is a commercial use intended to serve nearby residents,
the surrounding community, and visitors to the City of Newport Beach and is
consistent with the MU-W2 land use designation.
3. A variety of small eating and drinking establishments exist within the multi-tenant
building and the proposed take-out service would be 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 allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The property is located in the Mixed-Use Water Related (MU-W2) Zoning District. The
proposed establishment, which includes kitchen facilities, six seats, no alcohol service,
and no late hours, is a permitted use subject to the approval of a minor use permit
pursuant to Newport Beach Municipal Code Section 20.22.020 (Mixed-Use Zoning
Districts Land Uses and Permit Requirements).
2. The property is nonconforming due to a deficiency in on-site parking for the
nonresidential uses. Six parking spaces are provided on-site, where, based on a retail
parking ratio of one space per 250 square feet, a total of 42 spaces (10,400/250 =
41.6) are required. The residential units each provide a two-car garage, consistent with
the Zoning Code.
03-03-2015
g
Zoning Administrator Resolution No. ZA2015-
Page 3 of 8
3. 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, and the new use
requires a parking rate of no more than one space per 250 square feet of gross
building area. In this case, the parking requirement for a take-out service limited,
eating and drinking establishment is one space per 250 square feet of gross building
area and no intensification or enlargement is proposed. Therefore, no additional
parking is required and the proposed project is compliant.
4. As conditioned, the proposed establishment will comply with Zoning Code standards
for eating and drinking establishments, including those specific to the take-out service
limited use classification which includes a maximum of six seats.
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. The location of the proposed take-out service use is appropriate given the
establishment will be accessible from 23rd Street, West Balboa Boulevard and two
alleys, which provides convenient access to motorists, pedestrians, and bicyclists.
2. The mixed-use building contains various retail, and visitor-serving commercial uses
including small eating and drinking establishments. The proposed establishment is
compatible with the existing and allowed uses within the area.
3. As conditioned, the allowed hours of operation will be 7:00 a.m. to 11:00 p.m. daily,
which will minimize any disturbance to residences residing near the property.
4. The existing trash storage area at the rear of the property is adequate to
accommodate the proposed food service use and is conveniently located where
materials can be deposited and collected, and does not impede with the parking
spaces.
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:
1. The existing parking lot provides adequate circulation and parking spaces for patrons.
03-03-2015
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Zoning Administrator Resolution No. ZA2015-
Page 4of8
2. The site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided.
3. Proposed site improvements will comply with the Zoning Code and all Building, Public
Works, and Fire Codes.
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:
1. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
2. The restrictions on seating will prevent adverse traffic impacts for the surrounding
residential and commercial uses.
3. The proposed food service, eating and drinking establishment will help revitalize the
project site and provide an economic opportunity for the property owner to update the
tenant space, and provide additional services to the residents and visitors alike.
4. 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. UP2015-027, 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.
03-03-2015
2�
Zoning Administrator Resolution No. ZA2015-
Page 5 of 8
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF JULY, 2015.
Brenda Wisneski, AICP, Zoning Administrator
03-03-2015
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Zoning Administrator Resolution No. ZA2015-
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
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. 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.
3. This Minor Use Permit may be modified or revoked 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 materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
4. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
5. The hours of operation for the establishment shall be limited to 7:00 a.m. through
11:00 p.m., daily.
6. The sale of alcohol shall not be permitted.
7. 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 acquired.
8. 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 Use Permit.
9. 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.
10. 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 or the leasing agent.
11. No outside paging system shall be utilized in conjunction with this establishment.
03-03-2015
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Zoning Administrator Resolution No. ZA2015-
Page 7 of 8
12. All trash shall be stored within the building or within 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 decorative solid roof for aesthetic and screening
purposes.
13. 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.
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. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
16. 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.
All deliveries shall be done onsite in compliance with the provisions of Title 20
Planning and Zoning of the Newport Beach Municipal Code.
17. 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.
18. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-
site media broadcast, or any other activities as specified in the Newport Beach
Municipal Code to require such permit.
19. This approval shall expire and become void unless exercised within 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.
20. 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
03-03-2015
Zoning Administrator Resolution No. ZA2015-
Page 8 of 8
or indirectly) to City's approval of Choco Fruit including, but not limited to, UP2015-027
(PA2015-103). 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.
03-03-2015
Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Applicant's Project Description
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PA2015-103 ALBASHA, LLC
2233 W.Balboa Blvd Suite#110
Newport Beach,CA 92663
(T):(714)582-9166
(F):(949)209-2092
Project Description &Justification
Choco Fruit is a European breakfast and dessert food service outlet. We offer variety of desserts and
chocolate products including thin French pancakes (crepes), waffles and fruit salads In addition to the
sales of cold drinks beverages and coffee products. No Alcohol or Tobacco products will be sold on
premises.
Our menu is attached with this application for your review. Choco Fruit products don't require any
cooking or usage of oil or grease producing items.The crepe and waffle machines at Choco Fruit don't
require the use or installation of a cooking hood per the manufacturer specifications. Choco Fruit will be
a takeout limited business with a total of two tables and six chairs in a gross floor area of 860 Sq/Ft.
Choco Fruit will have a total of 6 employees and our hours of operations will be from 7 AM -8PM
Monday to Thursday and from 7 AM -10 PM Friday to Sunday. Our business will target the heavy walking
traffic, surrounding residents and beach visitors at Newport Beach Pier.
21
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Attachment No. ZA 4
Project Plans
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PA2015-103 /� /� ��pp Attachment No. ZA 4 - Project Plans
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2. OCCUPANCY: B
3. TYPE OF CONSTRUCTION: TYPE Al
4. SPRINKLER BUILDING: NONE
5. ESTIMATED NUMBER OF EMPLOYE
6. FLOOR AREA: SQ860.FT.
�kp '3Y7. HEIGHT: 15 FEET
8. NUMBER OF STORIES: 1
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PA2015-103 Attachment No. ZA 4 - Project Plans
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FIRE DEPARTMENT
$TNNUESS STEEL 220\r ON GASTERS.
NOTE 1: B (N) REF l.EF1IOIODELTUGWAOA
BUILDING
LEADINGHAVE INTO
BUILDING ENTHAVEA SIGN STAINLESSSTEELELRJ UV4W THOLE
OVER TIIEENTRS DO RRD U INI RJ FAB MOOEL:RJ4UGJOq
WhL READ."THIS DOOR
1D6' , SINK REMAIN UNLOCKED DURING 6EPHRA N"CHOCOLATE FOUNTAIN 220V
11'0 BUSINESS HOURS. 10 (N) BRUSHED MODEL:C9441d 6 CFNR4
OFFICE ROOM
NOTE 2: ICECUBE CUBE STYLE
A MASTER KEY WILL BE tt IN) IC(I MODEL: 220V f2' F.S.
PLACED IN KNO%BOX FOR ICEU220R26R96
t2. 1'HE USE BY THE FIRE EXISTINGTANKISLOCAEDUP:
DEPARTMENT. 12 NO TANKLESS WATER HEATER 220V 112" U2" OF RESTROOM.
2�O NOTE 3: STO.MOP SINK 2a x24 x URGER GLASS/CANT
6L2" EVERY EXIT DOOR WITH INE 10 (E) G.S.W.MODEL:SE2424FIA 1@ 1h FROMWALL
EXCEPTION OF THE MAN
ENTRANCE SHALL BE OPERABLE FROM THE INSIDE19 II LOCKER MODEL:Eb20R
WITHOUT THE USE OF A KEY. (6)STAINLESS STEEL DRY 6TOMGE
REGISTER couNEERTOP 40-10• TOOL OR SPECIAL6HA.L BE 26-TO%'HIGH KNOWLEDGE OR EFFORT. 15 RR FOODSHELVES iB'x4B'(521F1
SPECIAL LOCKING DEVICES LfODEd 66P4B40
SHALL BE OF AN APPROVED 16 IN) EXPRESSO MEGA II SERIES 220V
TYPE.
Io
COUNTERTOP T 162' 17 (N) VITAMIN BONDER 1002 SERIES 120V
MEA FOR NOTE O:
CONDIMENTS
NO FIRE SPRINKLER IN UNIT TURBO
1B (N) 2 FUNCTTIION REF IJOGELN CASES
f0 ; ❑ ALL NEW SECURITY GRILLS, 120V ON CASTERS
PREP DOORS,AND WINDOWSTOI.IAASOSB
O)1 AREA MUSTCOMPLYWTH 19 IN) KITCHEN AID MIXER 650 SERIES. 120V
LOBBY ---- Lal 262' STANDOS
.M ,ORDNANCE
\ 1D M]d9.
10
ACCESSIBLE -- FINISHED SCHEDULE
BLE
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3e FLOOR. FLOOR BASE OR COVE WALLS CEILING
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SEEM
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9TOUML
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-- —` MD.CO VE BASE, SEMLGWSSPAINT
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INS OE9cll um ml rRC.111D HEMA AswnAlLD io lnls SUBMITTED BY; DESIGN BY: JOB SITE: TE:VANI7CONTRACTING PARTY: TENANT IMPROV(=HENT
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F:\CASA DE51GM4-TENENT IMPROVMCNTS\CROCO FRUITWE
PA2015-103 Attachment No. ZA 4 - Project Plans
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Ane
MALE 3G:MIN 000 1 SCOPE
34 MIN Cv UV -
AWAolott WAM 71,10 ADDITIONAL SQUARE FOOTAGE TO BE ADDED BY
WALL SIGNAGE on ADJACENT WALL WALL-MOUNTED ACCESSIBILITY SIGNAGE
GENERAL NOTES 2. ALL IMPROVEMENTS ARE NON-STRUCTURAL AND TO
S, 90`mw.to hlglleet operable
A-ACW 116603.51 DUILDING.
b 3. 1 IANDICAPPEO ACCESSIBLE BATHROOMS WITH WATT
W.-AhouNNI 1. V151T THE SITE TO BECOME FAMILIAR WITH THE EXISTING
Naearms df"T PAN,WATER CLOSET,LAVATORY.AND LIGHTING.
04 stool
01.
CONDITIONS TO BETTER UNDERSTAND THE REQUIREMENTS OF THE 4, ALL EXTERIOR WINDOWS AND DOORS ARE EXISTING
IT 7-M-0-l�
CONTRACT DOCUMENTS. VERIFY ALL DIMENSIONS,ELEVATIONS AND MODIFICATION.
CONDITIONS PRIOR TO BEGINNING ANY WORK. NOTIFY 0 5. ONLY WALLS WITH HATCHING ARE PROPOSED. ALL C
DISCREPANCIES.- ARCHITECL OF ANY DO NOT SCALE DRAWINGS. EXISTING. 5EEINTERIOR WALL DETAIL.
11. mxaxxA-
WALL SIGNAGE ADJACENT TO DOORgrab bus 2, UNLESS OTHERWISE INDICATED ON THESE DRAWINGS AS BEING
124-nulujIg. 140T IN CONTRACT OR EXISTING,ALL ITEMS,MATERIALS,ETC.AND
ROOM IDENTIFICATION SIGNAGE INSTALLATION Or THE SAME ARE PART OF THE CONTRACT DEFINED DOORS AND HALLWAYS
gmbar 12' BY THESE DRAWINGS AND SPECIFICATIONS. 1. ALL PROPOSED INTERIOR HALLWAYS AND DOORS 511
3. ALL WORK AND MATERIALS SHALL CONFORM TO THE LATEST 2, ALL PROP05ED INTERIOR DOORS SHALL 13E MIN 50-
FLOOR ADOPTED UNIFORM BUILDING CODE (A5 AMENDED),ALL 3. THE BOTTOM I OLI OF ALL DOORS SHALL HAVE A 5M
ORDINANCES AND REGULATIONS OF I H E CITY OF,COUNTY WITH SURFACE TO ALLOW THE DOOR TO BE OPENED BY A
JUPJ5QICTION,AND ANY SPECIAL REQUIREMENTS INDICATED IN WITHOUT CREATING A TRAP OR HAZARDOUS CONDI
THESE DRAWINGS. i.MAXIMUM EFFORT To OPERATE DOORS SHALL BE LE:
Mu.,s are to he nm1meiA 4. G.C.TO PROVIDE ALL LABOR MATERIALS,EQUIPMENT,TOOLS, PFZOP05ED INTERIOR DOORS.
I/hentom edea no h,ehar than
40.from Moor Per CA-ACRM TRANSPORTATION,UTILITIES AND OTHER SERVICES AND RELATED
I B.GO3.3)(ADA4.)9.G) TASKS NECESSARY FOR,PROPER EXECUTION OF THE CONSTRUCTION FLOORING
REQUIRED BY THE CONTRACT DOCUMENTS. I. CHANGES 114 LEVEL UP TO Ax MAY BE Li AND
All d,Vuseremd inniar dsresal 5. G.C.TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB TREATMENT.
fixtures to or,at a max.It.A, 4�
WQMEN to I hest'a'ablo 517E CONDITIONS. COMPLY WITH SAFETY REGULATIONS AND 2, CHANGES IN LEVEL BETWEEN 1/4'AND W'SHALL BE A
PROTECTION DURING THE COURSE Or CONSTRUCTION OF THE M�AN5 OFA RAMP NO STEEPER THAN I VERTICAL I
36. PROJECT. PROVIDE PROTECTION AS REQUIRED TO PREVENT ANY 3. If CARPET 15 USED ON A FLOOR SURFACE,IT SMALL
ba
L9 arZ_
AT Le qr, DAMAGE TO EXISTING CONSTRUCTION WITHIN AND ADJACENT TO THE ATTACHED,HAVE A FIRM CUSHION,PAD OF,DACKIN
AREA AND/OR.MATERIAL AS REQUIRED TO THE OWNER'S APPROVAL PAD,AND HAVE A LEVEL LOOP,TEXTURED LOOP,UE1
AT NO ADDITIONAL COST. THESE REQUIREMENTS SHALL APPLY CUT/UNCUT PILE TEXTURE. THE MAXIMUM PILE HCIGI
=2:7--axalmn. DURING
AND NOT BE LIMITED TO NORMAL HOURS. EXPOSED EOGE5 Of CARPET SMALL BE FASTENED T(
G. DG CONSTRUCTION AND/OR DEMOLITION,G.C.TO PROVIDE AND HAVE A TRIM ALONG THE ENTIRE LENGTH Of TH
A PORTABLE FIRE EXTINGUISHER WITH A RATING Of NO LESS THAN 4, ALL FLOORS IN PUBLIC AREAS SHALL HAVE NON-SLIT2A OR 2A I OBC WITHIN 75'TRAVEL DISTANCE Of ANY COMPLIANCE WITH DIV15ION 18 Of THE HEALTH AN
Cl:
xxxxt-1-ii-n-oulmalu.
JFN 1.1maxii..,
CONSTRUCTION ANOIOR.DEMOLITION THE
RESTROOM IDENTIFICATION SYMBOLS WALL-MOUNTED ACCESSIBILITY 519NA&E ELEVATION 7. SEAL ALL OPEN JOINTS IN THE EX7ERIOR.BUILDING ENVELOPE TO STATE Of CALIFORNIA.
xxxxxxxxi-ex-AAA.-neamaxanunix-111......ilum-1- PREVENT AIR AND WATER INFILTRATION. COMPLY WITH ANY FIRE
_--mmum-, RATING REQUIREMENTS
BUILDING DEPARTMENT NOTES
6. G.C.TO BRING ANY UVI510M OR ADDITIONAL WORK REQUIRED' I. THIS APPROVED SET OF PERMIT PLANS TO BE ON JC
BY FIELD CONDITIONS OR LOCAL GOVERNING AUTHORITIES TO THE DURING CONSTRUCTION. ALL WORK SHALL BE DON
INACCESSIBLE SANITARY FACILITY
SIGNAGE A:Frffi4flQN THE ARCHITECT BEFORE PROCEEDING. THE APPROVED PLANS. NO CHANGES OR REVISION
9, 110 STRUCTURAL MEMBERS 5!1AUL BE CUT FOR PIPES,A.C. PLANS OR SPECIFICATIONS SHALL BE PERMITTED UP
17 DUCTS,ETC.,UNLE55 SPECIFICALLY DETAILED ANO/OP APPROVED By AND APPROVED BY THE BUILDING OFFICIAL. THE 15!
k -wo. usarx-Aran- -nan-axiaTHE STRUCTURAL ENGINEER. SHALL NOT PREVENT THE BUILDING OFFICIAL FROM
7'to 9- 10. WHERE LARGER STUDS AND/OF,FURRING ARE REQUIRED TO CORRECTION Of ERRORS OR OMISSIONS FROM TH
El COVER DUCTS.PIPING.COLUMNS,SADDLES,DOLTS,CONDUIT,ETC., AND SPECIFICATIONS.
ACCESSIBLE TOILET ROOM IDENTIFICATION SIGNAGE THE LARGER SIZE STUD AND/OR FURRING SHALL EXTEND THE FULL 2, PLANS AND CONSTRUCTION SHALL BE IN CONFORM.
F FURRING OCCURS. UNIFORM BUILDING CODE,2013 CALIFORNIA MECH
LENGTH AND HEIGHT OF THE SURFACE WHERE THE
11, G.C.TO MAINTAIN GOOD HOUSEKEEPING AT ALL TIMES. CALIFORNIA PLUMBING CODE,2013 CALIFORNIA ELI
ACCUMULATION OF COMESTIBLE WASTE MATERIALS IN THE BUILDING NATIONAL ELECTRIC CODE,2013 UNIFORM FIRE CO
15 NOT ALLOWED. CODE,AND THE 2013 CAL ENERGY CODE.
-_T, 12. NO BUILDING OR PORTION OF A BUILDING SMALL BE OCCUPIED 3. ALL CONTRACTORS AND SUBCONTRACTORS MUST I
OR USED FOR STORAGE PRIOR TO THE ISSUANCE OF THE BUILDING DEPARTMENT,A L15T Of ALL SUCH CONTRi
ELEVATION CERTIFICATE Of OCCUPANCY. APPROVAL FOR OCCUPANCY 15 ONLY SUBCONTRACTORS WITH APPROPRIATE CURRENT C11
GRANTED ACCEPTANCE BY GOVERNING AGENCIES. NUMBERS.
NO, DATE REV1510H I BY ICHKIRVOIAPPK) 0-,L5 Ca5a D651�)n5
B, P.ul. SUBMITTED 5Y: DE51GN BY: JOB SITE; TENANT/CONTRACTING PARTY:
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Job I,.: SUITE 1 10
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.. xiarlsololl lo Tel�I,A11.01014510A5
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ALL BUILCIIIIaS Stlaal.COMPLYMNI CUMI�l �Val 05.20.2015 ph: 7GO-412-0512
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rACA5A DE51GN\4-TEMENT IMPRoybJlff_NT5\Ch000 fRUITNIE
-4�7-
PA2015-103 Attachment No. ZA 4 - Project Plans
NOTES ELECTRICAL SPECIFICATIONS GL=I"ERAL NOTES
1.EXISTING ELECTRICAL DEVICES AND i.SCOPE THE MRK OPTHIS SECTION INCLUDES 1,ALL WORK SIIALL COMPLY WITI I ALI.CURRENT
CREASERS ARE SI IOWN IN GRAY AND EVERYTHING NECESSARY FOR AND INCIDENTAL TO CODES.(2010 CBE.,CMC,CPC,201D OCC.AND 2000 SYMBOLS/ABBREVIATION
PROPOSED ELECTRICAL DEVICES EXECUTING ANIS COMPLETING ELECTRICAL WORK,EXCEPT
AND BREAKERS ARE SHOWS IN BLACK, AS OTHERWISE HEREINAFTER SPECIFICALLY EXCLUDED. TITLE 24 CALIFORNIA ENERGY EFFICIENCY
2.GUARANTEE:CONTRACTOR GUARATEE.I C MPLIANCEPROVIDE THE STANDARDIC
c n 9 TRACT LIGHTS(GO walls)(NEL
2.RESTROOM EXHAUST FANS ARE OWNER A WRITTEN GUARANTEE,IN COMPLIANCE WITH NOCHANGESTO EX
EMERGENCY EXIT LIGHTS NO CHANGES TO 'L.,bO"INGICATES MOUNTING HEIGHTS FROM ELIEPOfOCV EXIT LIGHTS
ELECTRICALLY INTERCONNECTED WISATTERY BACKUP DMSIDNIAGAI FOR DEFECTS UPONFINA I / vn SATT`WMN0ERY KUx IEXISTING COII TO
eBELFIDMBlDUS RESTROOM
TO
WOPROJECT PO ONE(UYFARDPONfINAL ACCE'nANC1! FINISHEDFLOORTOCENTGROF EQUIPMENT OR ASELFiM.ulOps ® CINCH RECESSED LGHT(28W
VdTH TIGHT SWITCH. RESTRGOLI i0 BE RGSTRGOI.I TO BE
MADE 3.TESTING AN OWNER. OUTLET. FNGE ��\\
3.LIGHTFIXTURES
GAINS TO BE / 3.TESTING MAN,ELECTRICAL
UPONCOMPLETIONNO SHALL
3.REFER TO THE LOCATIOED N
LILINGGHT PLAN FOR THE lR EMERGENCY EXIT LIGHT(EXS
PROTECTED AGAINST BREAKAGE M1A' - ELECTRICAL TEST ALL CIRCUITS COTLETS.SWITCHES EXACT TY OF LIGHTFIXTURES. SIX
THROUGH USE OF PLASTIC SHIELDS, /� \� ADJUST AND MOTORSTARCIR OTHER
ELECTS.AL ITE ES,
PLASTIC SLEEVES,SHATTERPROOF \ INSURE PERFECT
ANDANYON OF ALL
LLELECTRI ITEMS TO 4.REFER XATOTHE POWER N AND OUNTINGTELEPHONE
HEIGHTS FOR LRESTRO10M \\ � RESTROOM EXHAUST FAN 132
(I EXIST 1 EQUIPMENT.IT TO.FIXTURES AMD PARTS I NEECAL THE EXACTLL OUTLET
AND MOUNTING HEIGHTS AND I
BULBS AND IORDTHER APPROVED RESTROOM I CORRECTIO.LON AND DISCOVERED
DU RINGS SUCH
OF TYPES OF ALL OUTLETS(RECEPTACIEs,
DEVICES. I SHALL BE
REPAIRED
GSLAC TESTING EXISTING $y. SINGLE POLE SWITCH 40"UB
Iu I\
EXISTING SHALL DE IMMEOIgTELY REPAIREODR REPLACED WITH ALL TELEPHONES.CATS.CLOCKS;ETC,). / .p
/ NOTNEW WATERINSTANT
HOT
/ WATER
RTANK THEN BE RETEST AND THAT PART PL TCE ENTS OR REP GALLS CONFORM
REQUIREMENTS
OF
WAUNDER K
WAUNDER N SHALL BE DONE
ATNO SUCH COST TO H OR REPAIRS
SYMBOLS/ABBREVIATIONS SHALL INSPECTION
NO CONTRACTOR
TOR SHALL
OWNER. SHALLCONFORM E THE REQUIREMENTS OF THE UNDER
UNDER
4.SITE INSPECTIDN�,THE CONTRACTOR SHALL CAREFULLY BASE BUILDING SPECIFICATIONS.
JQ JUNCTION BOX EXAMINE THE SITE AND EXISTING BUILDINGS,SHALL S.ALL OUTLETS SHALL BE INSTALLED AT THE
(@I® COMPARE THE DRAWINGS HATH THE EXISTING ELECTRICAL HEIGHTS INDICATES ON THE SYMBOL LIST UNLESS EXISTING LIGHTIN
18 A,F.F. INSTALLATIONS,AND SHALL THOROUGHLY FAMILIARIZE
/ HOMEAUN 'DRY HIMSELF NTH ALL EXISTING CONDITIONS WTHIN THE SCOPE OTHERWISE NOTED ONTHE ORAWNGS, ( DRY FIXTURE SCHEDU
STORAGE---A: OF THIS WORK. BY THE ACT OF SUBMITTING A BIO.THE 7.EVEPY`OUTLET HEIGHT SHALL BE VERIFIED ON Q, STOTOSGE
CONTRACTOR WILL BE DEEMED TO HAVE MADE SUCH EACH WALL WITH THE ARCHITECT OR INTERIOR
CONDUIT CONCEALED IN WALL, EXAMINATION AND TO HAVE ACCEPTED SUCH CONDITIONS,
CEILING,FLOOR,ETC. AND TO HAVE MADE ALLOWANCE DESIGNER TO ENSURE THE PROPER HEIGHT AND (A) PENDANT/POLE MOUNT EMERGE
i� E THEREOF IN PREPARING HIS
FIGURE. LOCATION WITH RESPECT TO CABINET,EQUIPMENT, LED,LOAD 2.SVA
CONVENIENCE RECEPTACLE®HB" 6.LOCATIONS AND ACCESSIBILITY:CONTRACTOR SHALL ETC.
FULLY INFORM HIMSELF REGARDING PECULIARITIES AND O.ALL WORWMATERIALS SHOWN ON PLANS SHALL BE DESCRIPTION:LTHON AOR EQUAL
UNLESS OTHER HE NOTED A LIMITATIONS OF THE SPACES INSTALLED UNDER THIS
DIVISION.DRAWINGS INDICATE DESIRED LOCATION AND NEW UNLESS OTIIERWSE INDICATED. MANUFACTURER/CATALOG#:LED
/\
CONVENIENCE ABOVE CEILING \ ARRANGEMENT OF PIPING,EQUIPMENT,AND OTHER ITEMS, 9.BEFORE STARTING ANY WORK.AIS ELECTRICAL COMMENTS:W/EMERGENCY BATTE
O AND ARE TO BE FOLLOWED AS CLOSELY AS POSSIBLE.WORK CONTRACTOR SHALL EXAMINE THE COMPLETE SET P
RECEPTACLES®4 O.C.UNLESS \ SPECIFIED AND NOT CLEARLY DEFINED BY BRAWINGS SHALL
OTHERWISE NOTED \ BE INSTALLED AND ARRANGED IN A MANNER SATISFACTORY OF DRAWgNGS FOR ALL TRADES,INCLUDING
NAI SINK TO ARCHITECT.THEY SHALL EE MADE BY CONTRACTOR ARCHITECTURAL,HVAC AND PLUMBING.VERIFY ALL SINK
\ ROOM WITHOUT ADDITIONAL CHARGES,PROVIDED THE CHANGE IS DIMENSIONS,SPACE REQUIREMENTS AND POINTS OF I RPOM NOTE 1:
EPIC-GROUND FAULT INTERRUPT OFFICE q m--�OFFICE
(I® ORDERED BEFORE WORK IS INSTALLED AND NO EXTRAMINOR � LIGHT FIXTURES ARE TO BE
CIRCUIT HP ASS MATERIAL 15 REQUIRED; CONNECTION TO ALL EQUIPMENT. ID CONFY CTWIT
ADJUST MEWS NECESSARY TO AVOID CONFLICT WITH PROTECTED AGAINST BREAKA(
EWH-ELECTRIC WATER HEART 0.CLEANUP:AFTER COMPLETION T MANUNDERTHIS b
mnm SECTION. THIS THE BI:ILJINGSTRUCTURE AND THE WORK OFOTHER THROUGH USE OF PLASTIC SHE
MAN AND REMOVE FROM THE SITE. TRADES. PLASTIC SLEEVES,SHATTERPR
AFF-ABOVE FINISHED FLOOR 7.MATERIALS:ALL ELECTRICAL MATERIALS SHALL BEAR THE
(a)® UNDERWRITERS(OR EQUIVALENT TESTING AGENCY)LABEL. 10.ALL ELECTRICAL MATERIALS SHALL BEAR THE :I' BULBS AND/OR OTHER APPRO
S-A.F.. B.CUTTING AND PATCHING:THE CONTRACTOR SHALL 00 UNDERWRITERS(OR EQUIVALENT TESTING AGENCY) DEVICES.
/ ALL CUTTING AND PATCHING CF THE EXISTING LABEL.
/ TDANG CONSTRUCTION WORK WHICH MAY BE REQUIRED FOR THE 11.UPDATE PANEL CARDS INDICATING CIRCUIT'S
PROPER INSTALLATION OF THE ELECTRICAL WORK.ALL
PATCHING SHALL BE OF THE SAME MATERIALS, SPECIFIC FUNCTIONILOCATION.
\ I WORKMANSHIP AND FINISH AS.AND SHALL ACCURATELY 12.A3-BUILT DRAWINGS SHALL BE MAINTAINED AND
(2)® MATCH ALL SURROUNDING WORK. REFLECT THE FOLLOWING:
I 1B-A.P.F. 9.DRAWINGS AND SPECIFICATIONS:ELECTRICAL DRAWINGS
I ARE DIAGRAMMATIC IN SOME RESPECTS.SIZES AND
A.ANY DEVIATION FROM THE CIRCUIT NUMBERS
mAI \ LOCATION OF EQUIPMENT AND HARING ARE SHOWN TO SCALE ON WORKING DRAWING SHALL BE INDICATED ON
WHERE POSSIBLE,BUT MAY BE DISTORTED FOR CLARITY ON AS-BIIILTS.
THE DRAWINGS.FINAL LOCATIONS OF OUTLETS AND B.THE ADDITION,DELETION OR RELOCATION OF
I FN@ EQUIPMENT SHALL BE AS SHOWN IN ENLARGED DETAILS OR
B"A.F.F. AS APPROVED BY THE LIGHTING CONSULTANT. IT ISNOT OUTLETS AS SHOWN ON WORKING DRAWINGS'SHALL
I WITHIN THE SCOPE OF DRAWINGS TO SHOW ALL NECESSARY BE
BEND$OFFSETS.PILLBOXES.AND OBSTRUCTION.IT SHALL INDICATED ON AS GUILTS.
HAT BE THE RESPONSIBILITY OF THE CONTRACTOR TO INSTALL
PREP HIS WORK TO CONFORM TO THE STRUCTURE,PRESERVE 13.ALL CONDUIT OTHER THAN USED FOR ELECTRICAL PREP
AREA HEADROOM AND KEEP OPENINGS AND PASSAGEWAYS CLEAR. WIRING SHALL HAVE 412 GALVANIZED PULL WIRE ..AREA
I 10.WIRING AND CONNECTIONS OF EQUIPMENT BY OTHERS: INSTALL BY THE ELECTRICAL CONTRACTOR. \ \
FURNISH AND INSTALL WIRING FOR POWER REQUIREMENT AS 14.ALL EXTERIOR RECEPTACLES SHALL BE
\ Z.AIw SHOWN ON DRAMNGS.COORDINATE WITH OTHER TRADES ('
\ (3)($ ON DETAILS OF INSTALLATION.THE TERM'"MRING'AS USED WEATH&TPROOF TYPE fl GFCi PROTECTED.
\1B"A.F.F, (!. THEREIN,INCLUDES FURNISHING AND INSTALLING CONDUIT,
\ (3)® WAS.JUNCTION BOXES,DISCONNECTS,AND MAKING
44-A.F.F. CONNECTIONS.CHECK LIGHTING CONSULTANTAND GENERAL LIGHTING
1 SPECIFICATIONS FOR EQUIPMENT TO BE INSTALLED BY
OTHERS,ELECTRICAL DRAWNGS INDICATE IN GENERAL THE FIXTURE COMMENTS It
NAT INTENTAND SCOPE OF SYSTEMS.BE RESPONSIBLE FOR 1 ALL FIXTURES SHALL BEAR U.L. ABEL. .^.
PROPER WRING AND NECESSARY ELECTRICAL ADJUSTMENTS PANELBI00 12Q200V 3PHASE 4WIRE RECESS90MOUNMO
TO EQUIPMENT TO CONFORM TO SPECIFIED REQUIREMENTS 2.ACRYLIC LENS SHALL BE 100I DUKE.VIRGIN,1ACRYLIC.
\ NOAMPBUS
ACRYLICI (3)® OF THE EQUIPMENT: `\
, r1 127,AMP MCD
44'A.F.F. 1LSHOP OFCONTR:WTHIN T,SUBMIT
NITECT S AFTER 3AlL LIGHTING FIXTURES SHALL BE INSTALLED IN L.
( RECEIPTS SETS
OF DRAWNGS O ARCHITECTSEVEN(}) ( ! I
COMPLETE SETS OF OCES.DO NOT
LIVER THESE
ACCORLANCE WITH THE MANUFACTURES ) CC`
EQUIPMENT AND DEVICES.OO NOT DELIVER THESE ITEMS TO j I v0.rA1H91B oE.vtmlcR CURE15 cci BxTIRAN RNEE RUP I SUE LM [
INSTRUCTIONS. _ _.,A .. ( _ WR TRP TPm
1 i+Alw 'BYARCHITECTTHE JOB SITE ANTILD
SHOP TRICALDRAWINGS IHAVE ER.BEEN REVIEWED q RECESSED FIXTURES IN FIRE RATED CEILING ND A B C RE US IDLES AMS ABO ANS ISSUES LTG RED
12.( V BY ARCHITECT AND EUTLET BOXES
E SHINER. 1 1x61 PGHING 3 f w A I a F
:y PRESS STEEL BO9A MINIMUM
OR BRONEGER PIECE SHALL BE APPROVED FOR THE FIRE RATING Of THE Y E 514 LSHRIG a M w 1 s F
PEQUIREEELBO%."43'MINIMUM SIZE OR LARGER AS CEILING. 7 Imo 6`GN I w M I z f
(3)® ~- 13.WAS
AND CABLE:
fi.FIXTURES IN LUMINOUS CEILING OF CEILING 7 1Na 6lAT PIMP x 1 z0 A f v
18'A.F.F. DE WIERED TO THE
ALL THEIR TORS GINALULRE s Q4B IEAr RNP x w ZB I f L
EMERGENCY ENT LIGHTS CAVITIES SOFfITESSHALI BE APPROVED FOR DELIVERED TO THESITEINTHEIR TAGGED
AS FOLLOWS EM BIT D tx4B IPAT MP e w M 1 ] F
wI BATTERYBACKUPPAUNDERMITUNLYMARKED OR TAGGED AS FOLLOWS: TYPE IF INSTALLATION, wl SELF RY LUMINOUS D SVARE xo IS Z F
aSEWiw.n9Dus UNE.TYP.AND INSULATION
LS 6.VERIFY LETTER SIZE AND COLOR OF INTERNALLY gSELFIUM1IIN0U5 r5 6MRE N s 2 f
SIZE, OF THE MANUFACTURING
LMRELOCAL IT e4 R0.iGHR1G f 1 w S Z F
NAME OFTHEMANUFACTURING COMPANY AND THE TRADE ILLUMINATED
MIEXIT
ALOF WITH DRAWINGS.
I3 sw ASOMv a w Is z F
NAME OF THE YEAR
PRIOR TO SUBMITTAL OFSHOP OMIXTURE N im PIONAv a x0 xB f F
MONTHANDEXCEED MEN(2)YEAFAOTURED,WHICH DATE INSTALLED
LED IN INS LATEDESCENGS STARES v NO THED. 3 ID m s E
SHALL NOT EXCEED TVA)(2)YEARS PRIOR TO THE 26 SLB PB]CGRI a w w x f
EL�CTR�CAL PLAN DATE OF DELIVERY TO THE SITE NSTALLEDININSUATEDCEILINGSSHALLBEUSTEO SYMBOLS/ABBREVIATIONS e B W 0 M 5 L
14 CONDUCTORS FOR SIZES 914 TARO p6 SHALL BE SOLID FOR THE USE. v ypABE w w S L
SOFT DRAWN COPPER,000 VOLT,TYPERV-COPPER B.PROVIDE FLUORESCENT LIGHT IN KITCHEN AND INDICATES EXISTING WALLv EINRE
INSULATION EXCEPT AS HEREINAFTER SPECIFIED. BATHROOM AT LEAST 40 LUMENS PER WATT AS PER w �
SCALE I/4"=1 16.CONDUCTORS FOR SIZES BE AND LARGER SHALL BE -INDICATES NEW 8 FT WALL a7 X,APE
STRANDED COPPER WITH 600 VOLT.TYPE'THW'COPPER TITLE 24 MANDATORY MEASURES. ® -INDICATES NEW HIP WALL T. BE
OO--
INSULATION.. wax DRAFT w+e
INDICATES EXISTING WALL
n,w um
wsE.
INDICATES NEW 0 FT WALL CEILING/LIGHTING/HVACPLAN xE9LaAg3
aLe-rorAls
B. HI
®-INDICATES NEW HIP WALL SCALE 1/4"=1 EB 1nEAXG
c0rrwmmr0ncee NO. DATE REVISION BY CHKRVDAPPR DMIIP4Dy. p UllDa Casa Designs
CTHIS OMBG".A., eCIRQDvr4ewAAssaelAre0r0mo 5UBMITTEDBY: DE5IGNBY: JOB.51TE: TENANT/CONTRACTING PARTY: TENANTIMPROVEMENT
Besmn is mP e4.IDIS l Cfl,o1",um IS nrtNmeD Dural By: and Home Serwces
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PA2015-103 Attachment No. ZA 4 - Project Plans
PLUMBING FIXTURE SCHEDULE PLUMBING SPECIFICATIONS GENERAL NOTES
WATER CLOSET(HANDICAPPED) I.SCOPE'.THE WORK OF THIS SECTION INCLUDES EVERYTHING NECESSARY FOR AND INCIDENTAL TO 1.ALL WORRIMATERIALS SHOWN ON PLANS SHALL BE NEW UNLESS OTHE9N
NS•ELOERLYNEW CADET'AQUAMETER COMMUTATION'2168.128. EXECUTING AND COMPLETING PLUMBING WORK.EXCEPT'ASOTHE:RWISE HEREINAFTER SPECIFICALLY 2.UNLESS INSTRUCTED OTHERWISE.THE PLUMBING CONTRACTOR SHALL
(EXCLUDED. PERMITS,LICENSES,AND FEES HEQUIREU FOR INSTALLATION OF THE PLUMB
NO CHANGES TO 10"HIGH ELONGATE[)3W2109 DOW(..9006.025 TANK. 2.GUARANTEE:CONTRACTOR SHALL PROVIDE:TO THE OWNER A WRITTEN GUARANTEE AGAINST CERTIFICATE OF INSPECTION OR WRITTEN EVIDENCE OF ACCEPTANCE BY IN
LXISHNOUNISEX FLUSHES ON 1.5 GALLONS.2801.1CAPS,WHITE VITREOUS CI TINA, DEFECTS Ill MATERIAL AND WORKMANSHIP FOR ONE(1)YEAR.UPON FINAL ACCEPTANCE OF PROJECT FOR ALL WORK INSTALLED.
RESTHOOMTOBSIw OWNER, 3 BEFORE STARTING ANY WORK,THE PLUMBING CONTRACTOR SHALL EXAM
LADE ACCESSORIES
NOTES ACCESS3.TESTING AND ADJUSTMENT:UPON COMPLETION OF ALL PLUMBING WORK,PLUMBING CONTRACTOR DRAWINGS FOR ALL TRADES.INCLUOING ARCHITECTURAL,ELECTRICAL
II 30¢2:109 BOWL. PSMALL ERFECT OPE AND TEST ALWLUMBI GPLUMBING EQUIPMENT.TURESANO OTHEFIXTURES
AND PANIC ITEMS NEED
SURE DIMENMINOR ADJUSTMENTSPACE S
NECESSARY
ANDPOINTSCON LI GOTH II IONTOALL E
1.EXISTING PLUMBING DEVICES ARE 2140eB026 TANK,DILIENSION002"%203/5'%JOJ10' CORRECTION
AND DISCOVERED DURING
EQUIPMENT.I TESTING
SMALL
IMMEDIATELY
REPAIR NEED OF OF OR HRTRADENTS NECESSARY TO AVOID CONFLICT VATII111E BUILDING!
CORRECD NTHAI.NEW EREUDUNTADTHT PART
THE SYTMESIALLTHEHEREESED OR 4. S-BUILT
SHOWN IN DASH LINES AND PROPOSED /// ! 31 SV1QSHOWN-OLSONITE tl95,OPf:N 1:RONT SEAT LES[COVf:R A,AS�BUILTDRAWINGS SHALL BE MAINTAINED AND REFLECT ANY ADDITION.
MUCH P EDNATH AL1.NEW EQUIPMENT AND THAT PART OF THE SYSTEM SHAT THEN O RETESTED,ALL
E%IST \ Of PLUA1pING PIPES:PLU41pING FIXTURES AND SIMILAR ITEMS AS SHOWN OD.
PLUMBING DEVICES ARE SHOWN IN I SUCH INSPECTION'
CONTRACTOR
CAREE LLY EXAMINE
THE
AND
SOLIDS. _ __ _ _RESTi00M I ___ SHALL BE INDICATED ON ASBUILTS.
E%.n_WASTE _ LAVATORY A.SITE INSPECTIONt THE CONTRACTORSHALL CAREFULLY E%AMINETHE SITE.NDE%ISTING S.COORDINATE PLUMBING WORK AND PIPING SYSTEM SHUTDOWNS NTH TV
2.AS PER BUILDING PIANS FOR ORIGINAL -~ EXISTING NS"WHEELCHAIR 9141.011 MITE VITREOUS CHINA,FRONT HUILOINGS,SNALL.COMPARE THE DRAWINGS WITH THE EXISTING PLUMBING INSTALLATIONS,AND SHALL OWNER OF PLANNEDSVIUTOOWNSAMINIMUMOFIWO DAYS PRIOR TO COM!
22 \ 7 THOROUGHLY FAMILIARIZE HIMSELF NTH ALL EXISTING CONDITIONS WTHIN THE SCOPE OF THIS WORK,
BUILDING.LIM TO BE CAST IRON PIPING. 6�1� V / INSTANT HOT OVERFLOW,CONCEALED ARA(SUPPORT.O'.5 GPM.FITTINGS: INCLUDING INFORMATION ON TYPE OF SERVICE,PLANNED TIME AND ANTICIP.
BY THE ACT OF SUBMITTING A BID,71 IS CONTRACTOR CALL BE DEEMED TO HAVE MADE SUCH W1
6,CONTRACTOR SHALL COORDINATE INSTALLATION OF PLUMBING WORK '
3.AS PER BUILDING PLANS FOR ORIGINAL 3 -� DI WAUNDERNK NS-RELIANT'2305.139 WIPOP UP DRAIN EXAMINATION AND TO HAVE ACCEPTED SUCH CONDITIONS,AND TO HAVE MADE ALLOWANCE THEREOF
BUILDING,HOTICOLD SUPPLY WATER TO BE SINK IN PREPARING HIS FIGURE. AS TO AVOID UNNECESSARY DELAY OR INTERFERENCES.
COPPER ttPE'L'PIPING. GA9IELECTRIC WATER HEATER 5,LOCATIONS AND ACCESSIBILITY:CONTRACTOR SHALL FULLY INFORM HIMSELF REGARDING T.SOIL AND WASTE PIPE SHALL SLOPE AT 2%MINIMUM UNLESS OTHERWISE
PECULIARITIES AND LIMITATIONS OF THE SPACES INSTALLED UNDER THIS DIVISION.DRAWINGS 0,CONTRACTOR SHALL FURNISH AND INSTALL ALL BACKFLOW PROTECTION:.
4.EXISTING BATHROOMS QUALITY, UMAIN UNIT-77,00 BTU OR 9.4 M. AGENCIES HAVING JURISDICTION,
WORKMANSHIP,SIZE,LAYOUT,FINISH,PLUMBING INDICATE DESIRED LOCATION AND AS CLOSELY AS OF PIPING,W TURES,SPECIFIED AND
AND OTHER
ITEMS AND ARE SHALL BINSALLEDYD POSSIBLE.WA MANRSATIANONORY TO LY 11.ALL WORK ESMALL
L COMPLSSTH C INSTALLED ASPERCPC 2010.
LOCATIONS. ly4' DRY ARCHITDBY DRAWINGS HEYSHLL BE AD BYCONTACTOR WITHOURANGEDT
ADDITIONAL
MANNER CHARGACTORYTO 111.0.ALLWMECAPE SMALL BE KITH (SEDT INSURE
ELECREALFIXURE LOCATISANDEIGHTS. 9S STORAGE SINN ARCHITECT.TNERED BEOREOEBYCONTALLED ANNOEXTRAATERIL IS RGEUiRED. IOEOTHE THEPREMIESREM DAMAGEXALL DISCNNECTED PROTECTION OF E%ISTI
ELECTRICAL FIXTURE EXHAUST
NLOCAIONAND STAINLESS STEEL. BOWL,&PECPEHTENANT CHANGE IS ORDERED COMPLEMJORK IS INSTALLED ANDNSE%TRA MATERIAL IS RESULT PROTECTED UNTIL
NEW DAMAGE.ALL MEMADE.THE CO SHALLBES
UITAI
MODELS,MIRROR,E%HAUST FAN LOCATION. S.CLEANUP:AFTER REMOVE
OF WOE SITE.UNDER THIS SECTION,CLEAN UP ALL RESULTANT DEBRIS RESPONSIBILITY
L FOR
ND ALL
AGE MASE.THE FROM HICT ODIFICSHALL
T
MODEL AND OUCTINO,PAPERDISPENSERS,
FROM THIS WORK ANDAEMOVE FROM THE SITE. RESPONSIBILITY FOP ANY AND ALL DAMAGE RESULTING FROM HIS MOOIFICA
].PERMIT AND FEES:SECURE AND PAY FOR ALL PERMITS AND FEES NECESSARY FOR EXECUTION AND CONTRACTOR SHALL EXERCISE CARE TO PREVENT THE GENERATION OF UNI
GRAB BARS.DOOR SIZE AND QUALITY,SIGNAGE, COMPLETION OF PLUMBING WORK.
AND HANDICAPPED ACCESSIBILITY. THE WORK AND SHALL KEEP NOISE LEVELS ARTO EAS:
MINIMUM POSSIBLE.
O.CUTTINONSTRUCTIONG:THE REQUIRED FOR THEHAGANOINSTANGOFRE MATERIALS
AT12. ERIAL AS REQUIRED. HOWEVER.
HOWEVER.PHASE RKSOTHEMOVE RRELOCATE EXII
EXCEPTION:PROPOSED WATER HEATER EXIBTINGCONSK ALL CONSTRUCTION HALLICH BE OF THE SAME MATERIALS.
IAL..PROPER SHIP INSTALLATIONOFHA OCCUPIED
AREAS.00 O.WORK III
AMANNER CHWILL
NOT
CAUSE
A SEUN ECE
CAPACITY SHALL BE INCREASED COMPARED TO ANDMLI
PLUSMALL
LLACCU ALLPATCHING SHALL SURROUNDING
WORK. DANGER WORIMAANSHIP AND FINISH AS. DANGER TOT EOCCU ANTSIOF THE BUROING,NOR INTERFERE NTHNTHEC
AND AWINGS AND ACCURATELY MATCH ALL SU MBING RAWINGS ARE WORK. ACTIVITIES:MAKE ALL NECESSARY ALTERATIONS AND ADDITIONS TO DONNE
ORIGINAL BARROOM ASSPECIFIEOIN PLUMING 9.ORANDLOCAION OF EQUIPMENT PIUMBINGOMESHWNTOSCALEMMATIEIN90MEE,BUT MAY NEW WORK SO THAT WHEN THE WORK IS COMPLETE,IT WUL BE IN SATISFAC
SHEET. SIZESANDLOCATIONIT EQUIPMENTANDPIPINGARE LOCATIONS
S SCALE WHERE POSSIBLE,BUT MAY BE
SIN(( AS
NN ENLARGED DNTHSOR ASGS.FINAL APPROVED BY THE ARCHITECT.
AN NOT WHIN THE N EQUIPMENT CONDITION. AT EACH FIXTURE
AS DRAWIGENL SHOW
NECESSARY BENDS.
OFFS THE ARC OBSTRUTIONOTSHALLBETHE OPE 13.INSULATE HOT WATER
RUNVDTB TO BEPROVIDEDSPECIFICALLY
OFFICE ROD! OF DRAWINGS TO SHOW ALL NECESSARY KENOS,OFFSETS,AND OBSTRUCTION.IT SHALL BE THE 14.INSULATE HOT WATER RUN-0UTS TO LAVATORIES SPECIFICALLY UNDER L.
RESPONSIBILITY ITY OF THE CONTRACTOR TO INSTALL HIS WORK TO CONFORM TO THE STRUCTURE. PIPING.SPACE UNDER LAVATORIES SHALL BE FREE OF SHARP OBJECTS TO
PRESERVE HEADROOM AND NEEP OPENINGS AND PASSAGEWAYS CLEAR. HANDICAPPED.
10.SHOP TSEVEN N WITHINFOURTEEN ETS FDDAYS AFTER RECEIPT OFCONTRACT,NTSUBMIT AND DE BOEACH HOT WATER HEATER SMALL HAVE ASHUT-0FFVALVE AND FLEXIBLE
DO NOT DELIVER
ELIVE T 7 COMPLETE THE JOB
OITEUNGS SHOP
NN NGNGEQUIEEN REVIEWED
BOTH INLET OPENINND GS ET
I) FOR ALL
R VIEWED BY 16.RETARDING
OPENINGS.POUND ADDITIONAL
METAL
THE FIRE RATED WALL
OOHITCTANRTHESEITEMS NGENGIOTHEJOB SITE UNTIL SHOP DRAWINGS HAVE BEEN EMEN
--
ARCHITECT AND PLUMBING ENGINEER. RETARDING MATERIA LS. PROVPANEL
IDE NIMUM ITIONALMETALPIPE SPACE FOR
1`OR AS RE SPACE FOR ODE
PROVIDE17. ACCESS PANEL MINIMUM 12 X 2
SYMBOLS/ABBREVIATIONS Z 3 VALVES,EQUIPMENT,SLIP JOINTCONNECTIONS AND AS REQUIRED BY CODE
MAINTENANCE.
18.PLUMBING FIXTURESSHALLTWO
BE AMERICAN STANDARDS SHALL BE
MADE
CO-CLEANOUT 19.CONNECTIONS BETWEEN TWO DISSIMILAR METAL AL CO SHAH BES TO
I
FD-FLOOR DRAIN S OT EQUIPMENT T OTHERS:FOR ROUGHINS AND FINAL CONNECTIONS TO EI
x verrt OTHERS,ASCERTAIN EXACT SIZES,SERVICESAND LOCATIONS BEFORE STAFRK.
FS-FLOOR SINK Ice ACCURACYOFWORK SHOWN ON O ER INSTALL BEFORE STARTING WORK.
WC-WATER CLOSET Nolen RESPONSIBLE FOR PROVIDING PROPER INSTALLATION.
LAV-LAVATORY rC m 21.PROVIDE(TOR 70 ION AT PROWD ALL HANGERS.
ES 22.CONTRACTOR TO PROVIDE COMPLETE SEISMIC ANCHORAGE AND BRACTS
r v¢Ilr x x' 23.LAVEDPIPIFIX
w1C 23.LAVATORYFI%TURESANDACCESSORIESSHALL BETHE
WITH 241.6
x rni HAVING ALL OPERABLE PARTSNTEDN NTH
ACE5OF RTHE FLOOR(TITLE 9ISI
PRex THE
LAVATORIES SHALL BE MOUNTED WITH A CLEARANCE OF ATELEAST FRONT LIP
¢nrc THEBORONW THE APRON VATHKNEE CLEARANCE UNDER THE FRONT LIP
i-v[rrt W INCHES IN WDM WITH MINIMUM
O MINIMUM HIGH AT THE TOP.TOE CLEAT
onr
WIDTH AND THE FRO A MINIMUMAV TORY.INCHES HIGH FROM ME FLOOR AND A
PREP ¢Ilex DEEP TWATE AND BRAINT OFN
THELAVATORY.UNDERL
AREA x- 25.HOT WATER AND DRAIN PIPES UNSER LAVATORIES SHALL BE INSULATED
LOBBY THERE SHALL BENO3 ORA BRASIVESURFACES UNDER LAVATORIES.
20.LAVATORY FACET CONTROLS AND OPERATING MECHANISM SHALL BE OPI
AND SHALL NOT REQUIRE TIGHT GRASPING,PINCHING GRE T R THAN
OF THEREQ
AND ELECTRONICALLY
TOACTIVATECONTROLLED BE
EE UAMPAN5 LOP.LES
ANDELECTRONICALLY CRE ALLOWED
MECHANISMSARE REMAINS OPEN
F ADDIS
SELF-CLOSINGEHE(HEIGHT
C AREALLOWEDR THEFACET LL BEASOPENFOR ATI
a 27.RE HEIGHT OF ACCESSIBLE WATER CLOSETSMALLSEA BEA MINIMUM OF L I
1 AND.A S MEASURED TO THE TOP OF THE TOILET SEAL.CONTROLS SHALL E
1 vi lr HAND, EF SHALL SHV VALVOT ES
SMALL BE GHT MOUNTED ON THE
WDE G.SLIDE TWISTING[
aorsnw
FORMEFLUSH VALVESSHALLBEMOUNTEDONTHEWADESIDEOFTOILET A
ui 1. THAN INCHES ABOVE THE FLOOR.THE FORCE REQUIRED TO ACTIVATE CONTROLS
fu THAN 5 LBF.
Z 3 T E4¢TnC TLE
UV kMEP
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WASTE & VENT ISOMETRIC SwN p�Y
NTS
. N
yX£ `3M1bj.1 `�
B.
ST
PLUMBING PLAN 45 uRllc
g4eP` ealv
SCALE 1/4"=1
SYMBOLS/ABBREVIATIONS N; E¢
ER
F__1-INDICATES EXISTING WALL IJARP
�-INDICATES NEW B FT WALL WATER SUPPLY ISOMETRIC
INDICATES NEW HIP WALL
NTS
corrzlcnT Noxceo NO. DATE REVI5I0N BY CH27VDAPPR Om:OeeB By P U110A Casa DC51gn5
0.101 lTr IIB MFI.IDlnu.rzou A10151rAHMID s SUBMITTED BY: DESIGN BY: JOB SITE: TENANT/CONTRACTING PARTY: TENANT IMPROVEMENT
M11115KCII. GFrcOrOslTUSNT. lsnneemro Draw D': and Home Services
sae[rroenrt CA DA"AU I,a, 151eC. XI P.uxoa 2233 W.991.909 BLVD. HANI918.271 CHOCO FRUIT
urFownloN.oKDm4non or ln[s[nu+s mmwr a+e SUIT[ 110 310.910.2772 P.O.BOX 3427
1115 MI rmIPTI..GC.1.1=1..,ND W¢0 ILJ JOB uo: RANI ALB92R1 PEDRO ULLOA
11 15 me canlu nesronslaBrcio l:mlrc us.P.q+e O[ 05w-ID NEWPORT BEACH, VICtOEVIIIe, OA. `. 2393
ulrfRR el IM110 OCR 1 O0.111111SI C.IBPll5:0119
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