HomeMy WebLinkAbout20200116_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 16, 2020
Agenda Item No. 6
SUBJECT: CorePower Yoga Fashion Island (PA2019-226)
Minor Use Permit No. UP2019-051
SITE LOCATION: 957 Newport Center Drive
APPLICANT: CorePower Yoga
OWNER: Irvine Company Retail Properties
PLANNER: Patrick Achis, Planning Technician
949-644-3237, pachis@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category: Regional Commerical (CR)
x Zoning District : North Newport Center (PC56)
PROJECT SUMMARY
A minor use permit (MUP) request to allow a 3,302-square-foot indoor yoga fitness facility
within an existing tenant space in the Fashion Island Regional Center. The existing tenant
space was previously occupied by a restaurant operation (Lark Creek). As proposed, the
space will be renovated and improved with two yoga rooms, a reception/retail area,
administrative office, and restroom with storage lockers for patrons. Classes are proposed
to be held from 5 a.m. to 10:30 p.m., daily.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2019-051 (Attachment No. ZA 1).
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CorePower Yoga Fashion Island (PA2019-226)
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DISCUSSION
x The proposed indoor yoga fitness facility will occupy an existing lower-level, vacant
tenant space (formerly Lark Creek restaurant) near the center of the Fashion Island
Regional Center at 957 Newport Center Drive. A fitness facility use conforms with
the applicable goals and policies of the CR (Regional Commercial) land use
designation of the General Plan because the project provides local and regional
residents with a service use compatible with the surrounding retail, dining, and
commercial entertainment land uses in the area. The subject property is within the
North Newport Center Planned Community (PC56), specifically Fashion Island
Sub-Area A, which is intended to provide a vibrant regional retail and entertainment
center and a day/evening destination with a wide variety of uses that will serve
visitors, residents, and employees on a local and regional scale. Health and fitness
clubs, including the subject yoga studio, are a permitted use within PC56 through
the approval of a minor use permit. The Applicant’s project justification and
description is available as Attachment No. ZA 3 RI this report.
x Surrounding uses within the regional center include a number of retail, commercial
entertainment, and dining with which the proposed fitness facility is compatible.
Fashion Island is encircled by Newport Center Drive and is developed with several
surface parking lots, parking structures, and loading areas. The entrance to the
yoga studio takes access via an exterior pedestrian corridor on the north side of
the tenants space. Fashion Island does not directly abut sensitive land uses and
is separated from other uses by parking lots, roadways and other commercial uses.
x CorePower Yoga offers varied forms of yoga practice and fitness classes.
Classeslast up to 60 minutes and are scheduled to occur within the hours of 5 a.m.
and 10:30p.m., daily. Approximately four employees, counting instructors and
administrativestaff, are anticipated to support the operation at any given time.
x The existing vacant suite of the propsoal encompasses 3,302 square feet of
grossfloor area. As proposed, this space will be renovated and improved with
two yogarooms, a reception/retail area, administrative office, and restroom
with storagelockers for patrons.
x Abundant parking availability exists on-site to provide for the proposed yoga studio
at the required three spaces per 1000-square-feet parking rate prescribed for
regional commercial land uses in this zoning district. The proposed project does
not include any additional floor area and, therefore, does not increase the parking
requirement.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment. In this case, the proposal is a minor use permit to allow a fitness and
health facility in an existing tenant suite, and improvements are limited to minimal
construction in the form of a tenant improvement.
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 or call for review 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:
BMZ/pa– lower case
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description and Justification
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR
USE PERMIT NO. UP2019-051 FOR A HEALTH AND FITNESS
FACILITY LOCATED AT 957 NEWPORT CENTER DRIVE
(PA2019-226)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by CorePower Yoga (“Applicant”), with respect to property located
at 957 Newport Center Drive, and legally described as Parcel 2 of Lot Line Adjustment No.
LA2009-001, requesting approval of a minor use permit.
2. The Applicant requests a minor use permit to allow a 3,302-square-foot indoor yoga fitness
facility within an existing commercial tenant space in the Fashion Island Regional Center.
The tenant space was previously occupied by a restaurant operation (Lark Creek). As
proposed, the space will be renovated and improved with two yoga rooms, a
reception/retail area, administrative office, and restroom with storage lockers for patrons.
Classes are proposed to be held from 5 a.m. to 10:30 p.m., daily.
3. The subject property is designated Regional Commercial (CR) by the General Plan Land
Use Element and is located within the North Newport Center Planned Community (PC56).
4. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5. A public hearing was held on January 16, 2020, 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 hearing 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 hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
2. Class 1 exempts the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination. In this case, the proposal is a
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minor use permit to allow a fitness and health facility in an existing tenant suite and
improvements are limited to minimal construction in the form of a tenant improvement.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code (NBMC) Section 20.52.020(F) (Conditional
Use Permits and Minor Use Permits, Findings and Decision), 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 subject property has a General Plan Land Use designation of CR (Regional
Commercial), which is intended to provide for a wide variety of commercial activities
to serve citywide and regional needs. The proposed yoga studio is in conformance
with the applicable goals and policies of the General Plan because the project
provides a service use that is compatible with the retail, dining, and commercial
entertainment of this area that serve local and regional residents.
2. The site is not within a specific plan.
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 subject property is within the North Newport Center Planned Community (PC56),
specifically Fashion Island Sub-Area A, which is intended to provide a vibrant
regional retail and entertainment center and a day/evening destination with a wide
variety of uses that will serve visitors, residents, and employees on a local and
regional scale. The proposed yoga studio is a service use permitted within this zoning
designation through the approval of a minor use permit.
2. Abundant parking availability exists on-site to provide for the proposed yoga studio
at the required three parking spaces per every 1,000-square-feet of floor area
parking rate prescribed for regional commercial land uses in the North Newport
Center Planned Community Text. The proposed project does not include any
additional floor area and, therefore, does not increase the parking requirement.
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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 existing tenant space where the yoga studio will be located is within a building
that contains various commercial retail, entertainment, and service uses.
2. Yoga studios and similar health and fitness facilities currently operate in existing
spaces on-site and in the immediate area, providing a service for residents and
employees.
3. The health and fitness facility will operate between the hours of 5 a.m. and 10:30
p.m., daily, which will provide flexibility to serve a wide variety of patrons beyond
typical work hours while still maintaining compatibility with the adjoining uses.
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 health and fitness facility will be located in an existing 3,302-square-foot tenant
space in the Fashion Island Regional Center (“Fashion Island”).
2. Adequate public and emergency vehicle access, public services, and utilities are
provided within the existing infrastructure. Fashion Island is an outdoor and indoor
mall with wide and open walkways. Fashion Island is encircled by Newport Center
Drive and is developed with several surface parking lots, parking structures, and
loading areas. Access from Newport Center Drive to all Fashion Island structures is
provided by several private drives.
3. The design of the tenant improvements will comply with all Building, Public Works,
and Fire Codes.
Finding:
E. The 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.
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Facts in Support of Finding:
1. The improvements to accommodate the health and fitness facility are minor in nature
and will not impact the overall operation of the building and the surrounding
commercial tenants.
2. Fashion Island does not directly abut sensitive land uses and is separated from other
uses by parking lots, roadways and other commercial uses.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2019-051, subject to the conditions set forth in Exhibit “A,” which is attached hereto
and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of NBMC Title 20 Planning and Zoning.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF JANUARY, 2020.
_____________________________
James Campbell, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
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. The use shall be limited to operate during the hours between 5 a.m. to 10:30 p.m., daily.
5. Minor Use Permit No. UP2019-051 shall expire unless exercised within 24 months from
the date of approval as specified in NBMC Section 20.91.050, unless an extension is
otherwise granted.
6. This 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.
7. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review and approval by the Planning
Division and may necessitate an amendment to this Use Permit or the processing of a
new Use Permit.
8. 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.
9. 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 permits.
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10. All noise generated by the proposed use shall comply with the provisions of NBMC
Chapter 10.26 and other applicable noise control requirements of the NBMC. The
maximum noise shall be limited to no more than depicted below for the specified time
periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
11. 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.
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 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.
14. 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.
15. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and
9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
16. 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.
17. 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 NBMC Title 20 Planning and Zoning.
18. 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
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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 CorePower Yoga Fashion Island including, but not limited to, Minor Use Permit
No. UP2019-051 (PA2019-226). 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.
Fire Department
19. Rooms with an occupant load of 50 or more persons will require two (2) or more exit
doors.
Building Division
20. Restrooms, showers, changing rooms, and reception must comply with the State
accessibility requirements in Chapter 11B of the California Building Code (CBC).
21. All doors and entry must comply with Chapter 11B (CBC).
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Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
Minor Use Permit No. UP2019-051
(PA2019-226)
957 Newport Center Drive
Subject Property
13
Attachment No. ZA 3
Applicant’s Project Description and Justification
14
30900 Rancho Viejo Road, Suite 285 y San Juan Capistrano, CA 92675 y (949) 581-2888 y Fax (949) 581-3599
November 1, 2019
Mr. James Campbell
Deputy Community Development Director
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Minor Use Permit Application, 957 Newport Center Drive
Fashion Island Regional Shopping Center
Dear Mr. Campbell:
On behalf of CorePower Yoga, CAA Planning, Inc. (CAA) submits the enclosed Minor Use
Permit application to allow a Personal Improvement –Health/Fitness Club with accessory retail
sales, doing business as CorePower Yoga, to be located at 957 Newport Center Drive within the
Fashion Island Regional Shopping Center (Fashion Island). The space located at 957 Newport
Center Drive is a 3,302- square-foot lower-level suite located on the west side of Fashion Island
which previously occupied by the Lark Creek Restaurant. The suite is currently vacant.
Proposed Project
The proposed CorePower Yoga is an indoor yoga fitness facility consisting of two practice
rooms for 30-40 students each where they can practice varying forms of heated yoga and fitness.
Classes are scheduled to last 60 minutes with a 15-minute break between classes to allow
reasonable time for one class to depart prior to the following class arriving. Generally, there will
be 20-26 classes per day daily from 5:15 am to 10:30 pm. Walk-ins are welcome. It is
anticipated that there will be up to four employees on the premises consisting of the studio
manager, assistant studio manager, two teachers, and a front desk employee.
In addition to the studio, interior improvements will include an area for the ancillary retail sales
of yoga related products, mat and towel rental, lockers, and men’s and women’s toilet facilities.
Also included will be an office and reception area, a utility room and storage. Exterior
improvements will be minor and limited to storefront modification to accommodate new
business signage and branding. There will be storefront signage but it is not a part of this
application.
Consistency
The project is located in the Fashion Island Sub-Area of the PC-56 (North Newport Center
Planned Community) Zoning District. Pursuant to the Planned Community Text, Health/Fitness
Clubs fall beneath the definition of “Personal Improvement” which is a permitted use within the
PA2019-226
15
Mr. James Campbell
November 1, 2019
Page 2 of 2
Fashion Island Sub-Area. Pursuant to the Planned Community Text, the proposed fitness club
requires minor use permit.
We believe that the Zoning Administrator will be able to make the appropriate findings for
approval the CorePower Yoga. If you have any questions or concerns, please do not hesitate to
contact me at 949-581-2888.
Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner
Chief Executive Officer
Attachments: Minor Use Permit Application
Tenant Improvement Plans –3 standard sets, 4 reduced sets, and CD
Authorization Letter
300’ Radius Map and Mailing Labels
Findings
c: Ms. Jillian Foster, CorePower Yoga
PA2019-226
16
Attachment No. ZA 4
Project Plans
17
CLIENT:COREPOWER YOGA3001 BRIGHTON BLVD., SUITE #269DENVER, CO 80216PHONE: 303.501.6886CONTACT: JUSTIN RETZLAFFEMAIL: justin.retzlaff@corepoweryoga.comFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660ACT ACOUSTICAL CEILING TILEA.D.A AMERICANS WITH DISABILITIES ACTADJ ADJUSTABLEAFF ABOVE FINISHED FLOORAFG ABOVE FINISHED GRADEALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEARCH ARCHITECT, ARCHITECTURALBD BOARDBLDG BUILDINGBLKG BLOCKINGBO BOTTOM OFBOT BOTTOMCAB CABINETCG CORNER GUARDCL CENTERLINECLG CEILINGCLR CLEARCO CASED OPENINGCOL COLUMNCOMM COMMUNICATIONCONC CONCRETECONN CONNECTION, CONNECTCONSTR CONSTRUCTIONCONT CONTINUOUS, CONTINUECPT CARPETCTR CENTERDBL DOUBLEDEMO DEMOLISH, DEMOLITIONDET DETAILDIA DIAMETERDIAG DIAGONAL, DIAGRAMDIM DIMENSIONDN DOWNDR DOORDWG DRAWINGDWR DRAWER(E) EXISTINGEA EACHEL ELEVATIONELEC ELECTRIC, ELECTRICALELEV ELEVATOREMER EMERGENCYEQ EQUALEQUIP EQUIPMENTEXT EXTERIORFA FIRE ALARMFD FLOOR DRAINFDTN FOUNDATIONFE FIRE EXTINGUISHERFEC FIRE EXTINGUISHER CABINETFF FINISH FLOORFIN FINISH, FINISHEDFLR FLOOR, FLOORINGFLUOR FLUORESCENTFOF FACE OF FINISHFOS FACE OF STUDSFRT FIRE RETARDANT TREATEDFT FOOT, FEETFTG FOOTINGGA GAGEGALV GALVANIZEDGC GENERAL CONTRACTORGL GLASSGYP GYPSUMHC HOLLOW COREHDCP HANDICAPHDBD HARDBOARDHDW HARDWAREHDWD HARDWOODHM HOLLOW METALHO HOLD OPENHORIZ HORIZONTALHR HOURHT HEIGHTIN INCHINFO INFORMATIONINSUL INSULATE, INSULATIONINT INTERIORJT JOINTLAM LAMINATE, LAMINATEDLL LANDLORDLAV LAVATORYLP LOW POINTLT LIGHTLTG LIGHTINGMAX MAXIMUMMECH MECHANICALMED MEDIUMMEZZ MEZZANINEMFR MANUFACTUREMIN MINIMUM, MINUTEMISC MISCELLANEOUSMT MOUNT/MOUNTINGMTD MOUNTEDMTL METALMVBL MOVABLE(N) NEWN/A NOT APPLICABLENIC NOT IN CONTRACTNO NUMBERNOM NOMINALNTS NOT TO SCALEOC ON CENTEROH OVERHEADOD OUTSIDE DIAMETEROPNG OPENINGOPP OPPOSITEOSC OWNER SPECIAL CONTRACTOROTS OPEN TO STRUCTUREPERP PERPENDICULARPLAM PLASTIC LAMINATEPLAS PLASTERPLYWDPLYWOODPL PROPERTY LINEPT PAINT, POINT, PRESSURE TREATEDPTN PARTITIONRCP REFLECTED CEILING PLANREF REFER TO, REFERENCE, REFRIGERATORREQD REQUIREDREV REVISED, REVISIONRM ROOMRO ROUGH OPENINGSC SOLID CORESCHED SCHEDULESECT SECTIONSHT SHEETSIM SIMILARSPEC SPECIFICATIONSQ SQUARESQFT SQUARE FEETSS STAINLESS STEELSTC SOUND TRANSMISSIONCOEFFICIENTSTD STANDARDSTL STEELSTOR STORAGESTRUC STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALTEL TELEPHONETEMP TEMPERATURE, TEMPORARYTHK THICK, THICKNESSTO TOP OFTV TELEVISIONTYP TYPICALUON UNLESS OTHERWISE NOTEDU.S. UNDERSIDEVERT VERTICALV.I.F. VERIFY IN FIELDVNR VENEERW/ WITHW/O WITHOUTWC WATER CLOSET,WALLCOVERINGWD WOODWR WATER RESISTANTNEW CONSTRUCTIONEXISTING TO REMAINPLAN DETAILREVISIONSECTION DETAILSECTIONALIGNPROPERTY LINETO BE DEMOLISHEDAREA NOT IN CONTRACTCENTER LINELEASELINE1KEYNOTECOLUMN BUBBLE ANDGRIDDATUM POINTBREAK LINEPARTITION TAGDOOR TAGFIXTURE / EQUIPMENTTAGFINISH TAGROOM NAME /NUMBERELEVATIONSELEVATIONELEVATION/CEILINGHEIGHTA-XXXXXXXA-XXXXXXXXXXXXXWINDOW TAGMIRROR TAGCEILING HEIGHTALIGNXXA-XXXXA-XXXXA-XXXX.XEXXXX-XX-XM0'-0" [0]TO FINISH FLOORX-XOWNER (TENANT COORDINATOR ):IRVINE COMPANY RETAIL PROPERTIES100 INNOVATION DRIVEIRVINE, CA 92617CONTACT: JULIE SAMANIEGOMANAGER, TENANT COORDINATIONPHONE: 949-720-3100EMAIL: jsamaniego@irvinecompany.com,668('&'6(7 &'6(7 &'6(7 3(50,76(7 $5&+,7(&785$/$ *(1(5$/,1)250$7,21$ 5(63216,%,/,7<6&+('8/($5(63216,%,/,7<6&+('8/(*(1(5$/127(6$ $&&(66,%,/,7<'(7$,/6$ 6,7(3/$1$ (*5(663/$1$(;,67,1*&21',7,21675(1&+,1*&25,1*',$*5$0$ &216758&7,213/$1$',0(16,213/$1$:$//),1,6+3/$1$ )/225),1,6+3/$1$)851,785(),;785( (48,30(173/$1$ 32:(5$1''$7$3/$1$ 5()/(&7('&(,/,1*3/$1$ 6725()5217(/(9$7,216$ 6725()52176(&7,216$ ,17(5,25(/(9$7,216$ ,17(5,25(/(9$7,216$ ,17(5,25(/(9$7,216$ ,17(5,25(/(9$7,216$ ,17(5,25(/(9$7,216$ ,17(5,25'(7$,/6$ ,17(5,25'(7$,/6$5(&(37,210,//:25.'(7$,/6$:20(1
672,/(75220(1/$5*('3/$1$1',17(5,25(/(9$7,216$0(1
672,/(75220(1/$5*('3/$1$1',17(5,25(/(9$7,216$72,/(75220$&&(6625,(6),;785(6&+('8/(6$1''(7$,/6$ 7<3,&$/)5$0,1*'(7$,/6$ &(,/,1*'(7$,/6$ 3$57,7,217<3(6$),1,6+$1'6,*1$*(6&+('8/(6 9(1'25/,67$ 6,*1$*('(7$,/6$'2256&+('8/($1''(7$,/663(&,),&$7,21663(& 63(&,),&$7,21663(& 63(&,),&$7,21663(& 63(&,),&$7,21663(& 63(&,),&$7,21663(& 63(&,),&$7,2160(&+$1,&$/00(&+$1,&$/6<0%2/6$1'*(1(5$/127(60 0(&+$1,&$/6&+('8/(60 0(&+$1,&$/)/2253/$10 0(&+$1,&$/'(7$,/60 0(&+$1,&$/'(7$,/6,,0 0(&+$1,&$/63(&,),&$7,216,0 0(&+$1,&$/63(&,),&$7,216,,GROUND FLOOR:TENANT IMPROVEMENT OF THE EXISTING SPACE ON GROUND LEVEL THAT INCLUDES NON-STRUCTURAL PARTITIONS,DOORS, FIXTURES, FINISHES, ELECTRICAL, MECHANICAL, PLUMBING, AND STOREFRONT SYSTEM.GENERAL INFORMATIONA001OCCUPANCY:BUILDING CONSTRUCTION: TYPE III-ABUILDING STORIES: 2PROJECT TOTAL AREA: 3,302 S.F.OCCUPANCY TYPE: A-3CPY USE: GYMNASIUM (without spectator seating)OCCUPANT LOAD COUNT: 120 OCC.ZONING: CR - REGIONAL COMMERCIALSPRINKLER: FULLY SPRINKLEDSEISMIC ZONE: 4FIRE ZONE NUMBER: C-3MEP CONSULTANT:SCHNACKEL ENGINEERS, INC1350 BROADWAY, SUITE 702NEW YORK, NY 10018CONTACT: SEAN HORNBUCKLEPHONE: 646.952.7007EMAIL: SHORNBUCKLE@SCHNACKEL.COMAPPLICABLE CODES: ALL WORK UNDER THIS CONTRACT SHALL COMPLY WITH THE PROVISIONS OF THESPECIFICATIONS & DRAWINGS, AND SHALL SATISFY ALL APPLICABLE CODES, ORDINANCES, AND REGULATIONSOF ALL GOVERNING BODIES INVOLVED. ANY MODIFICATIONS TO THE CONTRACT WORK REQUIRED BY SUCHAUTHORITIES SHALL BE AT THE EXPENSE OF GC., ALL PERMITS AND LICENSES NECESSARY FOR THE PROPEREXECUTION OF THE WORK SHALL BE SECURED AND PAID FOR BY THE CONTRACTOR INVOLVED. APPLICABLECODES INCLUDE BUT ARE NOT LIMITED TO THE FOLLOWING:FIRE RESISTANCE DATA:- TENANT SPACE SEPARATIONS..........................1 HR- INTERIOR EXIT EGRESS CORRIDOR...................1 HR- COLUMNS .......................................................1 HR- LOAD BEARING WALLS.....................................1 HR- NON-BEARING WALLS WITHIN SPACE................0 HR- BEAMS, GIRDERS, TRUSSES, & ARCHES..............0 HR- ROOF/CEILING CONSTRUCTION.........................1 HRSCOPE (CHECKED BOXES ONLY)LOCATION TYPE:BUILDINGMECHANICALELECTRICALPLUMBINGSPRINKLERSTOREFRONTCOVERED MALLEXTERIOR MALLSTREET LOCATIONPERMIT SCOPE OF WORKPROJECT DIRECTORYCODE REVIEWDRAWING INDEXTHE FOLLOWING PERMIT APPLICATIONS WILL BE SUBMITTED UNDERSEPARATE COVER:- SIGNAGE BY VENDOR- FIRE PROTECTION- FIRE ALARMDEFERRED SUBMITTALSARCHITECT:SARGENTI ARCHITECTS461 FROM ROAD, 2ND FL.PARAMUS, NJ 07652TEL: (973) 253-9393FAX: (973) 253-9390PRINCIPAL ARCH: ROBERT J. SARGENTI JR.EMAIL: rsargenti@sargarch.comSENOR PROJECT MANAGER: CHRISANTHA SIMOLARISEMAIL: csimolaris@sargarch.comBUILDING:MECHANICAL:ELECTRICAL:FIRE:ENERGY:2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA MECHANICAL CODE W/ NEWPORT BEACH AMENDMENTS2016 CALIFORNIA ELECTRICAL CODE W/ NEWPORT BEACH AMENDMENTS2016 NEWPORT BEACH FIRE CODEAPPLICABLE CODES:SITE PLANGENERAL NOTESADA ISSUES WILL COMPLY TO THE ACCESSIBILITY CODE AS ESTABLISHED BY THE STATEALL CONTRACTORS AND SUBCONTRACTORS WILL THOROUGHLY FAMILIARIZE THEMSELVES WITH THESECONSTRUCTION DOCUMENTS AND WILL VERIFY EXISTING SITE AND BUILDING CONDITIONS PRIOR TOSUBMITTING A BID. ALL SUBCONTRACTORS WILL PROVIDE ALL LABOR, SUPERVISION, AND MATERIALSAND EVERYTHING OF EVERY SORT WHICH MAY BE NECESSARY FOR A SUCCESSFUL COMPLETION OF THISPROJECT TO OBTAIN A FINAL OCCUPANCY PERMIT. ALL WORK TO BE PERFORMED IN A GOOD ANDWORKMANLIKE MANNER AS DESCRIBED HEREIN BY THESE CONSTRUCTION DOCUMENTS ACCORDING TOTHE TRUE INTENT AND MEANING OF THE DRAWINGS AND SPECIFICATIONS. WHETHER THE SAME MAY ORMAY NOT BE PARTICULARLY INFERRED THEREFROM ALL WORK INDICATED OR DESCRIBED IN THEDRAWINGS OR SPECIFICATIONS WILL BE CONFERRED BY THE CONTRACT TO THE EXTENT AS IF DESCRIBEDIN BOTH.SUBCONTRACTORS, BEFORE STARTING THEIR WORK, WILL CHECK AND VERIFY THEIR PARTICULAR CODERELATED REQUIREMENTS FOR COMPLIANCE ALONG WITH MEASUREMENTS, SURFACE LEVELS, SURFACECONDITIONS AND RELATED PRODUCT, INSTALLATIONS NEAR AND ABOUT THEIR WORK. EACH TRADE WILLVERIFY IF CONTRACT CONDITIONS WITH THE OWNER OR THE ON- SITE CONSTRUCTION MANAGER AS TOIF THEY ARE OR NOT OF THE SAME, AS PER THESE CONSTRUCTION DOCUMENTS. IT WILL BE CONCLUDEDTHAT EACH BIDDER UNDERSTANDS AND KNOWS EXACTLY WHAT WILL BE REQUIRED OF HIM AND WILLPERFORM THESE REQUIREMENTS WITHOUT RECOURSE TO THE FULL AND UNCONDITIONAL SATISFACTIONOF THE OWNER. THERE ARE NO ALTERNATE BIDS ON THIS PROJECT. NO ADDITIONAL COMPENSATIONWILL BE CONSIDERED AFTER LETTING OF THIS BID UNLESS CHANGES ARE DIRECTED BY THE OWNER INWRITING WITH COST ALREADY NEGOTIATED FOR THAT ADDED WORK AFTER THE LETTING OF THE BID.THIS ARCHITECT AND HIS PROFESSIONAL CONSULTANTS WILL NOT HAVE CONTROL OR CHANGE OF ANDWILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, ORPROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK ON THISPROJECT OR FOR THE ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTOR, OR ANY OTHERPERSONS PERFORMING ANY OF THE WORK ON THIS SITE, NOR FOR THE FAILURE OF ANY OF THEM TOCARRY OUT THE WORK IN ACCORDANCE WITH THE INTENT OF THE CONTRACT AND OR CONSTRUCTIONDOCUMENTS.ALL CONTRACTORS WILL PROVIDE ADEQUATE BRACING AND/OR SHORING TO INSURE STRUCTURALSTABILITY OF THE BUILDING AND ALL RELATED BUILDING COMPONENTS IE: STRUCTURAL WALLS, INTERIORWALL ASSEMBLIES, ETC. DURING THE CONSTRUCTION PHASE OF THIS PROJECT.ALL WORK WILL BE COORDINATED WITH OTHER TRADES IN ORDER TO AVOID INTERFERENCE ANDPRESERVE MAXIMUM HEADROOM AND AVOID OMISSIONS. EACH CONTRACTOR WILL INCLUDE ALLMISCELLANEOUS ITEMS REQUIRED BY CODE AND NEEDED TO COMPLETE THE WORK INCLUDING MOVINGAND RIGGING OF MATERIALS AND EQUIPMENT, ALL THE HANGERS, SUPPORTS, ANCHORS, SUSPENSIONMEANS, CONDUIT, WIRE, FITTINGS, SLEEVES, ETC.ALL MATERIALS USED WILL BE NEW AND BEAR U.L. LABELS WHERE REQUIRED AND MEET APPROPRIATEN.E.M.A. STANDARDS.LAYOUT ALL PARTITIONS BEFORE BEGINNING CONSTRUCTION TO PREVENT ERRORS BY DISCREPANCY. ALLDRYWALL PARTITIONS WILL BE INSTALLED AS NOTED ON THE DRAWINGS.ALL CONTRACTORS WILL GUARANTEE ALL LABOR AND MATERIALS FOR A PERIOD OF ONE YEAR FROMDATE OF ISSUE OF FINAL OCCUPANCY PERMIT AND/OR AT THE FINAL PAYOUT FROM OWNER.VERIFY ALL DIMENSIONS IN THE FIELD PRIOR TO ORDERING, CUTTING AND/OR INSTALLING MATERIAL,PRODUCT OR EQUIPMENT. IN THE EVENT OF ANY DISCREPANCIES, CONTACT THE ARCHITECT BEFOREPROCEEDING WITH THAT WORK.ALL SUBCONTRACTORS WILL PROVIDE A CERTIFICATE OF INSURANCE TO THE OWNER PRIOR TO STARTINGANY WORK ON THIS PROJECT. NOTE: CERTIFICATE OF INSURANCE CANNOT BE TERMINATED ORCANCELED WITHOUT 10 DAYS PRIOR WRITTEN NOTICE TO THE OWNER.NO SUBSTITUTIONS OF ANY KIND FOR MATERIALS SPECIFIED ON THESE CONSTRUCTION DOCUMENTS ISALLOWED. NO "EQUIVALENT" SUBSTITUTIONS WILL BE MADE, UNLESS APPROVED IN WRITING BY THEARCHITECT AND APPROVED BY THE OWNER, DUE TO THE LACK OF AVAILABILITY OF ORIGINAL.RESPONSIBILITY OF CONTRACTOR: EACH CONTRACTOR IS RESPONSIBLE FOR AND MUST GUARANTEE INWRITING FIRST CLASS WORKMANSHIP AND MATERIALS. EACH CONTRACTOR WILL ASSUME ALLRESPONSIBILITY FOR THE CARE AND PROTECTION OF HIS OWN WORK AND MATERIALS FROM DAMAGEAND WILL PROTECT THIS SAME PROPERTY. HE WILL MAKE GOOD ANY DAMAGE TO HIS OWN OR OTHERWORK CAUSED BY HIMSELF OR WORKMEN EMPLOYED BY HIM.SITE SAFETY: EACH CONTRACTOR WILL ABIDE BY LOCAL AREA STANDARDS AND RELATED OSHASTANDARDS FOR THE PROTECTION AND SAFETY FOR THEIR EMPLOYEES ON SITE. THIS ARCHITECT AND HISPROFESSIONAL CONSULTANTS WILL BE HELD HARMLESS BY THE OWNER, GENERAL CONTRACTOR ANDRELATED AWARDED TRADES, ON THIS PROJECT FOR ACCIDENTS OR INJURIES CAUSED OR ACCRUED ONTHIS PROPERTY DURING THE PRE/ACTUAL/POST CONSTRUCTION PHASES OF THIS PROJECT.LIENS: ALL SUBCONTRACTORS AND THE GENERAL CONTRACTOR WILL DELIVER TO THE OWNER ACOMPLETE RELEASE OF ALL ITEMS ARISING OUT OF THIS CONTRACT AND/OR RECEIPTS IN FULL IN LIEUTHEREOF TOWARDS THEIR PARTIAL OR FINAL PAYMENT FOR WORK IN PLACE FOR THE OWNER.GENERAL CONTRACTOR TO PAY FOR ALL SCAVENGER SERVICES, AND WILL BE RESPONSIBLE FOR REMOVALOF DEBRIS ACCUMULATED BY EACH TRADE. HOWEVER, EACH TRADE WILL KEEP THE JOB SITE CLEAN ANDSAFE AT ALL TIMES, ALONG WITH A BROOM FINISH AT THE END OF EACH WORKING DAY.IF CHANGES ARE MADE IN THE FIELD ON THIS PROJECT VIA DIMENSIONS, MATERIALS, INSTALLATIONDIFFERENT THAN INDUSTRY TECHNIQUES AND STANDARDS, ETC., "CONSTRUCTION MANAGER" IS TO BENOTIFIED 48 HOURS IN ADVANCE TO THESE CHANGES TO BE MADE BY SAID TRADE. IF NOTICE IS NOTGIVEN TO THE C.M., THEN THAT SUBCONTRACTOR IS TOTALLY RESPONSIBLE FOR THE CONSEQUENCESAND EFFECTS EVOLVED FROM THESE CHANGES.CONSTRUCTION CLEAN-UP: AFTER ALL OTHER WORK IS COMPLETED AND JUST PRIOR TO TURNING THESPACE OVER TO THE OWNER, THE CONSTRUCTION MANAGER WILL EMPLOY THE SERVICES OF APROFESSIONAL CLEANING SERVICES TO CLEAN AND WASH DOWN ALL INSTALLED EQUIPMENT, SERVICEAREAS, ALONG WITH THE CLEANING OF ALL GLASS WINDOW/DOOR SURFACES PRIOR TO OCCUPANCY.BUILDING DEPT:CITY OF NEWPORT BEACH BUILDING DEPARTMENT100 CIVIC CENTER DRIVEP.O. BOX 1768NEWPORT BEACH, CA 92658TEL: 949-644-3272KEY PLANSITE LOCATIONFASHION ISLAND, #957NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660ABBREVIATIONSSYMBOLSNTRUENTRUEPLUMBING: 2016 CALIFORNIA PLUMBING CODE W/ NEWPORT BEACH AMENDMENTSDATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MGSITE LOCATIONFASHION ISLAND, #957NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660STRUCTURAL ENGINEER:CARUSO TURLEY & SCOTT1215 W. RIO SALADO PARKWAY; SUITE #200TEMPE, AZ 85281TEL: 480-774-1700EMAIL: TMORRIS@CTS42.COMEXISTING PARKING(/(&75,&$/((/(&75,&$//,*+7,1*3/$1((0(5*(1&</,*+7,1*3+2720(75,&63/$16(/80,1$,5(6&+('8/($1''(7$,/6((/(&75,&$/32:(5$1'6<67(063/$1((/(&75,&$/21(/,1(',$*5$0$1'3$1(/6&+('8/(6( (/(&75,&$/63(&,),&$7,216( (/(&75,&$/63(&,),&$7,216(1(1(5*<&203/,$1&((1 (1(5*<&203/,$1&((1 (1(5*<&203/,$1&(),5($/$50) ),5($/$503/$1)),5($/$50'(7$,/6$1'63(&,),&$7,216),5(3527(&7,21) ),5(3527(&7,213/$1)),5(3527(&7,216&+('8/(6$1''(7$,/6)),5(3527(&7,2163(&,),&$7,2163/80%,1*33/80%,1*6<0%2/6$1'*(1(5$/127(63 3/80%,1*6&+('8/(63 3/80%,1*:$67($1'9(173/$13 3/80%,1*'20(67,&:$7(53/$13 3/80%,1*5,6(563 3/80%,1*'(7$,/63 3/80%,1*63(&,),&$7,2163 3/80%,1*63(&,),&$7,2166758&785$/6*(1(5$/6758&785$/127(6$1''(7$,/666725()5217)5$0,1*3/$1$1'6(&7,216PA2019-22618
(E) PARKING DECKTENANT SPACE #957GROUND LEVEL(E) ACCESSIBLE PARKINGSPACES, TYP. (GROUND LEVEL)SITE PLANA031SCALE:NTS1A031SITE PLANDATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MGADDRESS: FASHION ISLAND SHOPPING CENTER957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660PROJECT INFORMATIONSCALE:NTS2A031LOCATION MAPAREA OF WORKFASHION ISLANDPLANNING AREA: PC 56(NORTH NEWPORT CENTER PLANNED COMMUNITY)ZONING CLASS: CR - REGIONAL COMMERCIALTENANT OCC: A-3 - ASSEMBLY (CHANGE OF USE)BUILDING TYPE: TYPE III-AFULLY SPRINKLED (NO CHANGE)BUILDING LEVELS: 2 LEVEL / STORY BUILDINGTENANT SPACE: GROUND FLOORFLOOR AREA: 3,302 S.F. GROUND FLOOR (NO CHANGE)(TENANT SPACE)PA2019-22619
23222120.820.52019.719.5AA5A6BB.11918.218.4LANDLORD'SAREA(N.I.C.)1-HR EXITPASSAGEWAYLANDLORD'SAREA(N.I.C.)LOADINGDOCKEXTERIOR -SANTA BARBARA DRIVEEXTERIOR -PEDESTRIAN WALKWAY1-HR EXITPASSAGEWAY123311555557986124105325'-7"26'-1"31'-11 1/2"32'-3 1/2"41'-8 1/2"6"7 1/2"7 1/2"6"41'-8 1/2"7 1/2"39'-2"23'-9"15'-6 1/2"2'-0"33'-4 1/2"29'-11 1/2"151314171414±86'-1" (V.I.F.)LEASE LINE DIMENSION±35'-0 1/2" (V.I.F.)LEASE LINE DIMENSION±45'-7" (V.I.F.)LEASE LINE DIMENSION±43'-5" (V.I.F.)LEASE LINE DIMENSION±42'-3" (V.I.F.)LEASE LINE DIMENSION±10'-6 1/2" (V.I.F.)LEASE LINE DIMENSION±17'-0"(V.I.F.)±15'-8"(V.I.F.)±3'-4"(V.I.F.)±12'-4"(V.I.F.)±15'-8"(V.I.F.)±12'-0"(V.I.F.)±5'-4"(V.I.F.)±20'-0"(V.I.F.)±2'-0"(V.I.F.)±18'-0"(V.I.F.)±4'-0"(V.I.F.)±18'-8"(V.I.F.)16111111EXISTING CONDITIONS /TRENCHING / CORINGDIAGRAMA1011FOR NEGOTIATION PURPOSES. THIS SHEET IS PROPOSED AS AN ALTERNATE OPTION IF SLAB EXCLUSION IS NOT AN OPTION AT TOILET / LAVATORY AREAS. EXACT LOCATIONS ARE SUBJECT TO CHANGEDURING CONSTRUCTION DOCUMENT PHASE. CDS TO BE APPROVED BY LL.2THE RETAIL SHELL SPACE SHALL BE DELIVERED WITH FINISHED GYP CEILING ABOVE AND FLOOR SLAB. TO THE EXTENT PRACTICAL, UTILITY RISERS AND STAND PIPES WILL BE HELD TIGHT TO INTERIOR WALLSPER PERIMETER COLUMNS.3 ALL PENETRATIONS TO BE PERFORMED BY COREPOWER YOGA SUBJECT TO LANDLORD'S APPROVAL.4STRUCTURAL ENGINEER OF RECORD ( EOR ) TO REVIEW COREPOWER YOGA'S PROPOSED SLAB PENETRATIONS PER LANDLORD'S GUIDELINES.5 LANDLORD TO DEMO AND REMOVE MALL BARRICADES IN THEIR ENTIRETY ONCE THE EXTERIOR STOREFRONT GLAZING IS INSTALLED.EXISTING WALLNEW STOREFRONT BY LANDLORDNEW DEMISING WALL BY LANDLORDLEASELINENEW WALL BY CLIENTPLUMBING PENETRATIONNEW SLAB BY LANDLORDTRENCH SLAB FOR PLUMBINGKEY NOTESSCALE:1/4" = 1'-0"1A101EXISTING CONDITIONSSYMBOLSGENERAL NOTESGC TO CONFIRM LANDLORD HAS DEMOLISHED ALL PREVIOUSLY INSTALLED TENANT IMPROVEMENTS, BACK TO PERIMETER DRYWALL. LANDLORD SHALL HAVE NO RESPONSIBILITY TO REPAIR OR REINSTATE PREVIOUS IMPROVEMENTS NOT SPECIFICALLY LISTED IN SCHEDULE 1 OF EXHIBIT C.GC TO CONFIRM REMOVAL OF ALL PREVIOUS TENANTS FLOOR COVERINGS AND ASSOCIATED ADHESIVES. ENSURE A SMOOTH & LEVEL SURFACE READY FOR TENANT FINISHES.PER WORK LETTER - CPY TO PROVIDE ALL NEW EXTERIOR STOREFRONT GLAZING SYSTEMS AND ENTRY DOORS PER PLANS, DOUBLE PANED, INSULATED AND LOW-E WITH CLIMATE APPROPRIATE U-VALUE. STOREFRONT FRAMING SYSTEM TO BE ALUMINUM, BRAKE METAL, THERMALLY SEALED AND CONSTRUCTED WITH A THERMAL BREAK PER PLANS.STOREFRONT: GC TO CONFIRM LANDLORD HAS DEMOLISHED EXISTING STOREFRONT.WALLS: LANDLORD SHALL PROVIDE INTERIOR DEMISING WALLS CONSTRUCTED OF SIX INCH (6") WIDE METAL STUDS PLACED EVERY SIXTEEN INCHES (16”) ON CENTER FROM THE FLOOR SLAB SURFACE TO THE ROOF STRUCTURE ABOVE. FIVE EIGHTHS INCH (5/8") TYPE “X” GYPSUM BOARD SHALL BE PROVIDED CONTINUOUSLY FROM FLOOR SLAB SURFACE TO THEUNDERSIDE OF THE ROOF STRUCTURE ABOVE. DEMISING INTERIOR WALLS SHALL BE INSULATED AND SEALED FOR SOUND AND FIRE RATING PURSUANT TO THE BUILDING CODE ENFORCED BY THE AGENCY HAVING JURISDICTIONAL AUTHORITY OVER THE SHELL BUILDING. THE DRYWALL WILL BE BROUGHT TO A LEVEL 3 FINISH, READY FOR PAINT.ELECTRICAL: LANDLORD WILL PROVIDE TWO HUNDRED (200) AMPS AT 277/480 VOLT, 3-PHASE, 4 WIRE ELECTRICAL SERVICE FROM A CENTRAL DISTRIBUTION POINT. LANDLORD SHALL PROVIDE AN EMPTY METER BASE, FUSIBLE SERVICE DISCONNECT SWITCH, AND AN EMPTY CONDUIT (SIZED ACCORDINGLY PER AMPS OF SERVICE) WITH PULL STRING TO THEPREMISES. ALL OTHER ELECTRICAL WORK, INCLUDING ANY STEP-DOWN TRANSFORMERS, SHALL BE AT TENANT’S SOLE COST AND EXPENSE.HVAC: LANDLORD WILL PROVIDE ROOF MOUNTED SPLIT-SYSTEM OR PACKAGED HVAC UNIT(S) DIRECTLY ABOVE THE PREMISES, WITH AN AVERAGE COOLING CAPACITY OF A MINIMUM 1 TON PER 200 SQUARE FEET OF FLOOR AREA OF THE PREMISES. LANDLORD WILL PROVIDE EMPTY CONDUITS FROM HVAC UNIT(S) TO THE PREMISES. LANDLORD WILL STUBONE (1) CONDENSATE DRAIN LINE (PER LANDLORD INSTALLED PACKAGE UNIT) THROUGH THE ROOF FOR TENANT’S USE FOR CONNECTION BY TENANT TO TENANT’S CONDENSATE LINE. LANDLORD MAY PROVIDE, AT SPECIFIC LOCATIONS, A GFCI RECEPTACLE FOR MAINTENANCE OF ROOF TOP EQUIPMENT REQUIRED BY CODE. TENANT IS RESPONSIBLE FORCIRCUITING THE GFCI RECEPTACLE IF IT IS LOCATED ABOVE THE PREMISES. EQUIPMENT LOCATIONS SHALL BE PER LANDLORD’S PLANS, WITH FINAL ELECTRICAL CONNECTIONS BY TENANT. TENANT WILL BE REQUIRED TO HIRE LANDLORD’S DESIGNATED MECHANICAL CONTRACTOR TO START-UP AND COMMISSION LANDLORD PROVIDED HVAC EQUIPMENT, ATTENANT’S EXPENSE.TELEPHONE & DATA: LANDLORD WILL SUPPLY ONE (1) INDIVIDUAL TWO INCH (2”) EMPTY CONDUITS WITH PULL STRINGS STUBBED FROM THE MINIMUM POINT OF ENTRY SERVING THE PREMISES, FOR TELEPHONE AND DATA SERVICES. TENANT SHALL BE RESPONSIBLE FOR THE APPLICATION OF NEW TELEPHONE AND/OR DATA SERVICES AND ALL ASSOCIATEDCONNECTION FEES FROM THE APPLICABLE UTILITY COMPANY FOR ANY TELECOMMUNICATIONS OR DATA SERVICE THAT EXCLUSIVELY SERVES THE PREMISES.FIRE ALARM: LANDLORD SHALL PROVIDE A FULLY AUTOMATIC, ALARMED AND ANNUNCIATED FIRE ALARM SYSTEM WITHIN THE BUILDING CONTAINING THE PREMISES. LANDLORD WILL STUB A MINIMUM ONE INCH (1") EMPTY CONDUIT WITH PULL STRING FROM LANDLORD’S MASTER FIRE ALARM CONTROL PANEL OR SUB-PANEL TO THE PREMISES FOR TENANTTIE-IN. TENANT WILL BE REQUIRED TO HIRE LANDLORD’S DESIGNATED FIRE ALARM CONTRACTOR TO MODIFY THE SYSTEM AS NECESSARY FOR TENANT’S BUILD OUT, AT TENANT’S EXPENSE.GC TO CONFIRM SLAB TO BE FLUSH WITH EXISTING INTERIOR SLAB, INCLUDE EXPANSION JOINT BETWEEN NEW & EXISTING POURS.(E) STOREFRONT GLAZING AND PLANTERS TO REMAIN.(E) SERVICE CORRIDOR SEALED FOR SOUND AND FIRE RATING PURSUANT TO THE BUILDING CODE ENFORCED BY THE AGENCY HAVING JURISDICTIONAL AUTHORITY OVER THE SHELL BUILDING.123456789101112DATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MGPLUMBING: GC TO CONFIRM (E) DEDICATED TWO INCH (2”) DOMESTIC WATER LINE STUBBED OVERHEAD TO THE PREMISES. CONFIRM (E) METER VAULT READY TO ACCEPT THE UTILITY COMPANY METER. TENANT SHALL BE RESPONSIBLE FOR THE APPLICATION OF NEW WATER SERVICE AND ANY RELATED WATER METER FEES FROM THE APPLICABLE UTILITYCOMPANY FOR ANY WATER SERVICE THAT EXCLUSIVELY SERVES THE PREMISES. UNDER NO CIRCUMSTANCES SHALL THE TENANT BYPASS OR CONNECT UPSTREAM OF THE WATER METER.SANITARY SEWER: GC TO CONFIRM EXISTING SANITARY SEWER UNDER SLAB, MINIMUM FOUR INCH (4”).FIRE SPRINKLER: GC TO CONFIRM (E) FIRE SPRINKLER MAIN WITHIN THE PREMISES AND GENERAL DISTRIBUTION WITH UPTURNED HEADS AS REQUIRED TO MEET MINIMUM NFPA REQUIREMENTS FOR ORDINARY HAZARD OCCUPANCIES. TENANT WILL BE REQUIRED TO HIRE LANDLORD’S DESIGNATED FIRE SPRINKLER CONTRACTOR TO MODIFY THE SYSTEM ASNECESSARY FOR TENANT’S BUILD OUT, AT TENANT’S EXPENSE.GC TO CONFIRM LANDLORD HAS TRENCHED FOR PLUMBING & SEWER LINES PRIOR TO TURNOVER TO TENANT (TRENCH LOCATION SHOWN SERVES AS A PLACEHOLDER ) COORDINATE PRIOR TO SLAB REMOVAL.TRENCH TO CONNECT TO EXISTING BUILDING PLUMBING & SEWER LINES.1314151617PA2019-22620
23222120.820.52019.719.5AA5A6BB.119LANDLORD'SAREA(N.I.C.)1-HR EXITPASSAGEWAYLANDLORD'SAREA(N.I.C.)LOADINGDOCKEXTERIOR -SANTA BARBARA DRIVEEXTERIOR -PEDESTRIAN WALKWAY1-HR EXITPASSAGEWAYUTILITY ROOMHALLWAY /CIRCULATIONRECEPTION AREAOFFICEYOGA STUDIO #2YOGA STUDIO #1MEN'SCHANGINGWOMEN'SCHANGINGLOCKER AREARETAIL AREASTORAGECLOSETA30514323B23B815A401A305786593±86'-1" (V.I.F.)LEASE LINE DIMENSION±35'-0 1/2" (V.I.F.)LEASE LINE DIMENSION±45'-7" (V.I.F.)LEASE LINE DIMENSION±43'-5" (V.I.F.)LEASE LINE DIMENSION±42'-3" (V.I.F.)LEASE LINE DIMENSION±10'-6 1/2" (V.I.F.)LEASE LINE DIMENSION±17'-0"(V.I.F.)±15'-8"(V.I.F.)±3'-4"(V.I.F.)±12'-4"(V.I.F.)±15'-8"(V.I.F.)±12'-0"(V.I.F.)±5'-4"(V.I.F.)±20'-0"(V.I.F.)±2'-0"(V.I.F.)±18'-0"(V.I.F.)±4'-0"(V.I.F.)±18'-8"(V.I.F.)A301--3/41/2A3021/23--A3031423A30414231A2012A2011C7B1515415415415115412312312313121122TYP.2TYP.2TYP.2TYP.TYP.2TYP.555172TYP.5165105551591919201818181371567B11B3B3B3B3B5B5B5B4B2B9B9B10B2B2B2B10C10B10B5C1C1C1C1C7D3 SIDES3B8C8B7D2 SIDES7D3 SIDES7B8B1414141466710C9B5205E487D2 SIDES3A202TYP.CONSTRUCTION PLANA111(E) PARTITION TO REMAIN(N) PARTIAL HEIGHT PARTITION(N) PARTITIONLEASELINEEND CAPBLOCKINGXXGENERAL NOTESSCALE:1/4" = 1'-0"1A111CONSTRUCTION PLANSYMBOLSKEYNOTES(E) COLUMN TO REMAIN. PATCH AND REPAIR AS REQUIRED.NEW EXTERIOR STOREFRONT SYSTEM, WINDOWS AND STOREFRONT DOORS BY GC.(E) EXTERIOR STOREFRONT SYSTEM & WINDOWS TO REMAIN. GC TO CLEAN TO "LIKE NEW" CONDITION.PROVIDE BLOCKING (STRAPPING AT WALL) FOR OWNER PROVIDED ARTWORK, SHELVING, MILLWORK AND WALL EQUIPMENT.TRENCH DRAIN.LEASELINE.GC TO PROVIDE CLEAR TEMPERED GLASS @ THIS BAY.(E) DEMISING WALL TO REMAIN. PATCH AND REPAIR AS REQUIRED. MAINTAIN EXISTING FIRE RATING.NEW ELECTRICAL PANEL LOCATION. MAINTAIN 3'-0" CLEAR SPACE IN FRONT OF PANEL.MAINTAIN / RESTORE FIRE RATING OF EXISTING WALL AFTER INSTALLATION OF BLOCKING / STRAPPING.123456789101112131415161718THIS FLOOR PLAN DESCRIBES CONDITIONS AT FLOOR LEVEL. PROVIDE SURVEY OF EXISTING CONDITIONSAND NOTIFY ARCHITECT OF ANY DISCREPANCY.VERIFY SIZE OF EXISTING STRUCTURAL COLUMNS AND NOTIFY ARCHITECT OF ANY DISCREPANCY.FOR MORE INFORMATION ON FURNITURE, FIXTURES, & EQUIPMENT, REFER TO SHEET A131.REFER TO A701 FOR FINISH SCHEDULES.REFER TO A801 FOR DOOR SCHEDULE.5.4.3.1.2.DOOR INDICATOR, SEE SHEET A028 DOOR & HARDWARE SCHEDULE FORMORE INFORMATION.PARTITION INDICATOR, SEE SHEET A023 & A024 PARTITION SCHEDULEFOR MORE INFORMATION.WATER HEATER. SEE PLUMBING DRAWINGS FOR MORE INFORMATION.MOP SINK, SEE ELEV. #6 / A307 AND PLUMBING DRAWINGS FOR MOREINFORMATION.FLOOR DRAIN. SEE PLUMBING DRAWINGS FOR MORE INFORMATION.ADA COMPLIANT DRINKING FOUNTAIN, SEE A--- AND PLUMBING DRAWINGS FOR MORE INFORMATION.NOT USED.THIS ROOM TO RECEIVE "HYDROBAN" WATERPROOFING MEMBRANE ON FLOOR AND 4" UP WALLS.19CORNER GUARDS / END CAP.ALL GLAZING IN HAZARDOUS LOCATIONS DEFINED PER IBC 2406.4 TO BE SAFETY GLASS AND SHALL BELABELED PER IBC 2406.3.6.DATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MGFLOOR SINK.GC TO PROVIDE FROSTED FILM @ INTERIOR FACE OF GLASS THIS BAY - HUPER OPTIK MANUFACTURER.20SPLASH GUARD.SEE STRUCTURAL DRAWINGS FOR MORE INFORMATION ON BOX BEAMS.7.PA2019-22621
23222120.820.52019.719.5AA5A6BB.119LANDLORD'SAREA(N.I.C.)1-HR EXITPASSAGEWAYLANDLORD'SAREA(N.I.C.)LOADINGDOCKEXTERIOR -SANTA BARBARA DRIVEEXTERIOR -PEDESTRIAN WALKWAY1-HR EXITPASSAGEWAYUTILITY ROOMHALLWAY /CIRCULATIONRECEPTION AREAOFFICEYOGA STUDIO #2YOGA STUDIO #1MEN'SCHANGINGWOMEN'SCHANGINGLOCKER AREARETAIL AREASTORAGECLOSETM7F10E1F18F20F19F19F20F18F21F21M4F27E45M8F26F6F7F5M2M5M1E2F4F4F3F3E5F22F9124F8F12F13M3PA14PA14F9F922PA8PA6F13PA8F13PA6F10F10F11±86'-1" (V.I.F.)LEASE LINE DIMENSION±35'-0 1/2" (V.I.F.)LEASE LINE DIMENSION±45'-7" (V.I.F.)LEASE LINE DIMENSION±43'-5" (V.I.F.)LEASE LINE DIMENSION±42'-3" (V.I.F.)LEASE LINE DIMENSION±10'-6 1/2" (V.I.F.)LEASE LINE DIMENSION±17'-0"(V.I.F.)±15'-8"(V.I.F.)±3'-4"(V.I.F.)±12'-4"(V.I.F.)±15'-8"(V.I.F.)±12'-0"(V.I.F.)±5'-4"(V.I.F.)±20'-0"(V.I.F.)±2'-0"(V.I.F.)±18'-0"(V.I.F.)±4'-0"(V.I.F.)±18'-8"(V.I.F.)23F14PA11F2F1F23F11F10PA11F2F11PA11F2E36S-18S-16S-16M-6M-5M-5M-6S-11S-02S-01S-10M4S-06S-13S-12S-15S-03S-05S-04S-08S-07S-07S-17S-17FURNITURE, FIXTURE, &EQUIPMENT PLANA131FIXTURE / EQUIPMENT INDICATOR.SIGNAGE INDICATOR, SEE SHEET A701 FINISH AND SIGNAGE SCHEDULESFOR MORE INFORMATION.FIXTURE INDICATOR, SEE SHEET A131 AND ELEVATIONS FOR MOREINFORMATION.PLUMBING FIXTURES. SEE SHEET A503 FOR PLUMBING FIXTURES FORMORE INFORMATION.PLUMBING ACCESSORIES. SEE SHEET A503 FOR PLUMBING ACCESSORIESFOR MORE INFORMATION.X-XS-XXREFER TO A701 FOR SIGNAGE AND WALL FINISH SCHEDULE.REFER TO A503 FOR PLUMBING FIXTURES & ACCESSORIES SCHEDULE.X-XP-XXSCALE:1/4" = 1'-0"1A131FIXTURE PLANSYMBOLSGENERAL NOTESKEY NOTESADA LOCKERS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOTREQUIRE TIGHT GRASPING.PINCHING OR TWISTING OF THE WRIST THE FORCE REQUIRED TOACTIVATE THE HARDWARE SHALL BE NO GREATER THAN 5LBS.1CODEDESCRIPTIONMANUFACTURERPRODUCTNOTESSOURCEINSTALLED BYF1LOCKBOXMASTER LOCK5-KEY COMBINATION SAFEBLACK/SILVER (54O1D)INSTALL 42" AFF ON MAIN ENTRYDOORGCGCF2CLOCK12" CLOCK, BATTERY OPERATEDCPYGCF3RETAIL SHELVINGCPYGCF4MANNEQUIN FIXTURECPYCPYF5UNDERCOUNTER REFRIGERATOR -RIGHT HANDTRUETUC-24G-HC-FGD01GCGCF6MUSIC/IT CABINETCPYCPYF7COAT RACKCPYF8ADA DRINKING FOUNTAIN WITHBOTTLE FILLERELKAYE2H20 MODEL STLBWSLKSEE 5/ A011G.CG.CF93-TIER LOCKERS WITH ADACOMPLIANT LOCKERSSEE 4 & 5 /A011CPYGCF10POSTER FRAMECPYGCF11MAGNETIC BOARDSCPYGCF12RECYCLING BINCPYCPYF13TRASH BINCPYCPYF14AEDDEFIBTECHLIFELINE VIEW DEFIBRILLATOR.SEMI-AUTOMATIC, EXTERNAL.DEFIBRILLATOR-DDU-2300 SERIES.BATTERY PACK - DBP-2003.DEFIBRILLATION/ MONITORINGPADS DDP-2001CPYCPYF15MAT DRYING RACKSEE 1B/A015CPYGCF16PLAN HOLDERSEE 1B/A015GCGCF17HANGING RODCPYF18STRAP RACKSEE 1&2/A012 & 6/A013CPYGCF19WEIGHT RACKCPYGCF20BLOCKSCPYCPYF21FLOATING SHELVESSEE 4/A012 & 5/A013CPYGCF22BANNER STANDCPYCPYF23CHALKBOARDCPYCPYF26SAFECPYGCF27LOST & FOUND BINCPYGCM1RECEPTION DESKMILLWORK--SEE A019CPYGCM2TOWEL RENTAL AND STORAGEMILLWORK--SEE 3/A019CPYGCFURNITURE, FIXTURE, AND EQUIPMENT SCHEDULELINE OF SOFFIT ABOVE.2FILE CABINET UNDER DESK.3SAFE MOUNTED TO FLOOR ADJACENT TO FILE CABINET UNDER DESK.4MOP HOLDER.5CINTAS DISPENSER.6PA-XXDATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MGCODEDESCRIPTIONMANUFACTURERPRODUCTNOTESSOURCEINSTALLED BYM3SHOE CUBBY BENCH (ADA)MILLWORK--SEE 10&13 /A017CPYGCM4SHELVINGMILLWORK--SEE 1B/A015GCGCM5MAT RETURNMILLWORK--5/A019CPYGCM6TOWEL RETURNMILLWORK--12/A017CPYGCM7ROLLING MAT DRYING RACKMILLWORK--CPYGCM8OFFICE DESKMILLWORK--CPYGCE1EXTERIOR SIGN----SEE A010 AND VENDOR DRAWINGSCPYCPYE2CHECK IN COMPUTER----CPYCPYE3FIRE EXTINGUISHER----CPYGCE4WALL MOUNTED IPAD KIOSK----CPYGCE5FIRE EXTINGUISHER CABINETULINE#5800 - 13 3/4" X 7" X 27 3/8"FINISH: WHITEINSTALLED BY GC. TO PROVIDECLASS "A" FIRE EXTINGUISHERGCGC1.2.PA2019-22622
A44A5A6BCOFWINDOWLEQ.COFWINDOWL55'-0"TYP.0'.0"FINISH FLOOREXTERIORSANTA BARBARADRIVE9'-0"1'-1"11±16'-1 1/2"±4'-1"±10'-6"±6'-0"3'-1"1'-5"22±35'-0"LEASE LINE DIMENSION11111717EQ.EQ. 1EQ. 1EQ. 1333±10'-5" A.F.F.T.O. TENANT'SSTOREFRONT±2'-6"14131514910 CSIGNAGE &BUILDING PIERLEQ.EQ.±13'-7"±13'-7"±4'-4"±3'-5 1/2"±14'-8 1/2"1A2022A2021COFWINDOWL5EQ.EQ.COFWINDOWL5'-0"TYP.23222120.820.52019.719.5EXTERIORNEWPORT CENTERDRIVE0'.0"FINISH FLOOR±10'-5" A.F.F.T.O. TENANT'SSTOREFRONT±2'-6"3±14'-0"3'-0"12'-10"3'-0"12'-10"3'-0"12'-8"3'-0"12'-9"±86'-1"LEASE LINE DIMENSION2137333333777186666615'-4"V.I.F.2EQ. 2EQ. 2EQ. 2111985'-5"V.I.F.5'-7"V.I.F.5'-4"V.I.F.5'-5"V.I.F.5'-4"V.I.F.5'-3"V.I.F.5'-3"V.I.F.6'-11"V.I.F.3'-6"V.I.F.2217333STOREFRONT ELEVATIONSA201SCALE:3/8" = 1'-0"1A201STOREFRONT ELEVATION - NEWPORT CENTER DRIVESCALE:3/8" = 1'-0"2A201STOREFRONT ELEVATION - SANTA BARBARA DRIVELEASELINE.(E) WINDOWS, STOREFRONT INFILL AND BUILDING FINISHES TO REMAIN, TYP. GC TO CLEAN GLAZING ANDFRAMING TO "LIKE NEW" CONDITION.GC TO APPLY FROSTED HUPER OPTIK FILM TO INSIDE FACE OF WINDOW.WINDOW DECAL, UNDER SEPARATE PERMIT.36" LOGO, UNDER SEPARATE PERMIT.(E) LIGHT FIXTURE.(E) RAISED PLANTER.KEY NOTES76543218EXTENT OF (E) GRADE LEVEL PLANTING BED.NOTES:xSIGNAGE AND WINDOW GRAPHIC SHOWN FOR REFERENCE ONLY TO BE FILLED UNDER SEPARATE PERMIT.9GC TO WIRE J BOX SHOWN ON ELECTRICAL DRAWINGS FOR EXTERIOR INTERMARRY TO ILLUMINATED SIGN.SIGN INSTALLED TO WIRE FROM J BOX TO SIGN.10SIGNAGE, UNDER SEPARATE PERMIT. PROVIDE BLOCKING AND ACCESS FOR POWER.DATE REVISIONWRITTEN DIMENSIONS HOLD PREFERENCE OVER SCALEDDIMENSIONS. DO NOT SCALE THE DRAWINGS. THECONTRACTORS MUST VISIT JOB SITE TO VERIFY ALLEXISTING CONDITIONS AND DIMENSIONS BEFORESUBMITTING BIDS. REPORT ANY DISCREPANCIES OF ANYCONDITIONS WHICH MAY INTERFERE WITH THE PROPEREXECUTION OF, THE CONTRACT TO THE TENANT'SREPRESENTATIVE. REPORT DISCREPANCIES DURINGBIDDING PROCESS AND BEFORE START OFCONSTRUCTION. CHANGE ORDERS NEED TO BEAPPROVED BY TUMI CONSTRUCTION MANAGER FORISSUES ARISING FROM THE FIELD CONDITIONS ORCONFLICTS BETWEEN THE PLANS AND THE EXISTINGCONDITIONS PRIOR TO THE COMMENCEMENT OFWORK.CONTRACTOR'S NOTES:ISSUELOCATION:PROJECT INFORMATION:ARCHITECTURAL SEAL:CONSULTANTS (ENGINEER):DATETITLE:SHEET NUMBER:09/19/1940% CD SET10/04/1980% CD SET10/15/19100% CD SET10/18/19PERMIT SETFASHION ISLAND957 NEWPORT CENTER DRIVENEWPORT BEACH, CA 92660DATE: 09/09/19AREA: 3,302 SQ FTREVIEWED BY: CSPROJECT NUMBER: 3927-19DRAWN BY: SO / MG11(E) PEDESTRIAN BRIDGE ABOVE.12NEW STOREFRONT SYSTEM & WINDOWS W/ CLEAR TEMPERED GLASS BY GC.13NEW CLEAR TEMPERED GLASS TRANSOM. DOORS IN NEW ALUMINUM STOREFRONT SYSTEM BY GC.14NEW SOLID BUILDING CONSTRUCTION W/ EIFS FINISH BY GC.15(E) EGRESS ALCOVE & DOOR N.I.C.16(E) GUARDRAIL AT PEDESTRIAN WALKWAY ABOVE.17EIFS WALL OF BUILDING ABOVE.18(E) ACCESS PANEL.19LINE OF (E) AWNINGS TO REMAIN.PA2019-22623